Three flexible-use buildings at Land At Woodside Drive Oaklands, Almondsbury

The site and its setting

The triangular site lies beside Almondsbury on the A38, within the Green Belt, near homes, a listed cottage and a historic park and garden.

“The site is a triangular shaped parcel of land located adjacent to the settlement boundary of Almondsbury on the A38. The site is located within the Bristol/Bath Green Belt, adjacent to the Grade II listed Pear Tree Cottage and the locally registered historic park and garden once associated with Oaklands House. There are trees subject to a TPO within the site.”

Officer report

What officers recommended

Officers recommended approval because the site was grey belt, employment space was needed, transport and amenity impacts were acceptable, and benefits outweighed heritage harm.

“The site is considered to be grey belt land, and the development does not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan. There is a demonstrable unmet need for the type of development proposed, and the development would be in a sustainable location. The…”

“The proposals would result in less than substantial harm towards the lower end of the spectrum to the significance of the Grade II listed Pear Tree Cottage. As per para 214 of the NPPF, Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.”

Officer report

Consultation responses

Most technical consultees raised no objection subject to conditions, while conservation officers identified less than substantial harm to the listed cottage.

“Transport – No objection subject to conditions…”

“In accordance with the Framework, I would consider that the proposals would result in less than substantial harm towards the lower end of the spectrum to the significance of the Grade II listed Pear Tree Cottage.”

Officer report

Objections and support

Residents mainly objected over Green Belt, visual, environmental, traffic, heritage, community and alternative-site concerns, while one response supported the principle but questioned HGV safety.

“Green Belt Protection The land is designated Green Belt, and many residents argue that: The development is inappropriate and contrary to national and local planning policies. There are no exceptional circumstances to justify building on Green Belt land. The land has been deliberately neglected to appear derelict and facilitate reclassification to brownfield.”

“Traffic and Highway Safety The development would significantly increase traffic, especially HGVs, on already congested roads (A38, M5 junction). Access roads (e.g., Woodside Drive, Oaklands Drive) are unsuitable for commercial traffic. Concerns about pedestrian safety, especially for children.”

Officer report

Who spoke at the meeting

The parish council, the agent, local residents and Councillor Matthew Riddle addressed the committee on the proposal’s impacts and planning merits.

The committee vote

Councillor John Bradbury moved delegated approval with conditions and a legal agreement, seconded by Councillor June Bamford, and the motion passed six votes to three.

“That authority be delegated to the Director of Place to grant planning permission, subject to the conditions set out within the report and the applicant first voluntarily entering into a legal agreement under Section 106 of the Town and Country Planning act 1990 (as amended), to secure the following:”

“On being put to a vote, the motion, which was seconded by Councillor June Bamford was CARRIED (6:3:0) and…”

Minutes

The decision

Authority was delegated to grant planning permission subject to the reported conditions, a legal agreement securing two fire hydrants and travel-plan monitoring, or refusal if the agreement was not completed within 12 months.

“Should the Agreement not be completed within 12 months of the date of any consent being granted; that delegated authority be given to the Director of Place to refuse the application.”

Minutes