We submitted outline planning application for the proposed development, which is located to the north of Stowey Park and east of Yatton Recreation Ground in October 2015.
The land, which covers an area of 3.8 hectares (9.6 acres), is being actively promoted through the Local Development Framework for North Somerset District Council. The site is considered to be a suitable and sustainable location for residential development.
The existing gated entrance to the site benefits from good visibility and provides suitable vehicular access for the proposed development.
Our scheme will form an extension to the existing residential area already served by Stowey Road and it will not, therefore, alter the way in which local roads are already used. Stowey Road provides easy access to the wider road network including the B3133 and the A370.
The masterplan accommodates sufficient parking for residents of the site, and complies with North Somerset District Council’s car parking standards for new residential developments. Many of the houses will have private driveways with garages, to help ensure that all parking for new residents is contained within the development.
In addition to the main access, additional pedestrian routes will be available via the Public Right Of Way (PROW) network that crosses the southern part of the site, as well as proposed connections to the recreation ground to the west of the site.
The application site is in a highly accessible location. Yatton offers a range of services and facilities that are within walking and cycling distance of the site. In addition, frequent bus and rail services are readily available to nearby towns and cities.
A map to show local facilities and approximate journey times from the site off Stowey Road.
As part of the initial work carried out gathering information for the site, our technical consultants have been in contact with the Environment Agency, North Somerset District Council, North Somerset Levels Internal Drainage Board and Wessex Water to assess flood risk elements associated with the proposed development.
The majority of the southern part of the site is identified to be in Flood Zone 1, which is land assessed as having less than 1 in 1,000 annual probability of river or sea flooding in any year. In principle, land in Flood Zone 1 is considered acceptable for residential development.
The northern half of the site is partly in Flood Zone 2 and Flood Zone 3, which are the areas affected by tidal flooding.
Flood defences already exist along the coastline. These are considered to provide sufficient protection so the site would not be affected if there were a tidal flood up to the 1 in 200-year event.
The surface water drainage strategy for the site will include mitigation measures and sustainable drainage systems (SuDS) to manage the surface water runoff rate and volume of water resulting from the proposed development. The drainage strategy will prevent an adverse impact on flood risk over the site and to surrounding areas.
Sustainable and engineered approaches would be used to convey water from developed areas of the site towards attenuation features and discharge receptors.
Surface water runoff will be conveyed towa
rds an attenuation area in the northern part of the site, via the existing drainage channels, swales and pipes. Opportunities to reduce surface water runoff from impermeable surfaces are also being considered, through the use of landscaping, permeable paving and the local attenuation of waters such as in water butts.
The attenuation area will be a shallow depression in the ground (known as a detention basin), designed to fill and retain rainwater during particularly extreme wet periods, and then drain through to dry at an controlled rate. There would also be a deeper part within this attenuation area which would remain intentionally filled with water for longer periods of time (known as a retention pond).
SuDS incorporate features onto a site to mimic natural drainage processes that reduce the effect on the quality and quantity of runoff from developments.
Trees and landscaping
A Landscape and Visual Impact Assessment (LVIA), together with tree and hedgerow surveys, have been undertaken to inform the design process and to help ensure the scheme is assimilated within the surroundings.
Trees are present on and adjacent to the site boundaries, as well as within the internal hedgerows. No trees within or adjacent to the site are currently protected by Tree Preservation Orders; nor does the site lie within a Conservation Area. The Landscape Strategy for the site will ensure, where possible, the best trees are retained. It will also provide for ecological enhancements through increased planting.
The site is of some ecological interest and, in particular, it provides habitats for amphibians, bats, birds and reptiles. Detailed surveys for these species are underway.
Whilst the proposed development will result in the loss of some green space, it will provide suitable mitigation methods and achieve the following ecological enhancements, as well as creating usable open space for the local community:
- Green infrastructure within the development, which can be multi-functional - delivering biodiversity, amenity, aesthetic and drainage benefits.
- Enhance existing habitats by including supplementary planting and improved management to encourage species-rich hedgrows and species-rich grassland.
- Dark corridors around the site to allow for bat foraging and commuting.
- Use of native species or those with a known value to wildlife, where possible, in the landscape designs to provide new opportunities for fauna.
- Provision of bat and bird boxes on buildings or suitable retained trees within the site, in order to provide increased roosting opportunities for bats and nesting opportunities for birds.
Work has been undertaken to understand the archaeological potential of the site and any effects the development may have on heritage assets.
The site consists of three pasture fields which have been in place since at least the late 18th century, given map evidence. The site’s hedgerows mark field boundaries that have been in place for at least 200 years. These would be retained as far as practicable.
Overall, our survey work shows the site to have low archaeological potential.