South Gloucestershire New Local Plan Phase 1 Responses

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Response #952267

Response #952267
From Ellandi LLP On Behalf of Crest…
Agent Matthew Williams - Williams Ga…
Date Started: 05 May 2021 18:17. Last modified: 28 Jul 2021 14:28
Status Complete
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Information on the Local Plan

 

To view the Phase 1 Issues and Approaches document including the sections referred to in this questionnaire, please visit www.southglos.gov.uk/LocalPlan2020.

1: Understanding who is responding

Please help us understand the type of groups and people that are responding and engaging with the preparation of our new Local Plan, by choosing which one of the following stakeholder groups you best represent.

You must choose one option to be able to submit your response.

You must provide an answer to this question.

Developer, land agent or site promoter
If other, please state:
«No response»

2: Issues

We have set out 55 issues which our Local Plan will need to consider.

The 55 issues are set out in this section of our document.  

Do you agree that these are the right issues for our plan to consider?

  • Yes
  • No
  • Don't know

3: Issues

Would you like to comment on any of the issues or add new issues? Please note the name of the issue in your comments, or tell us what additional issues you think our plan should consider.

The issues section is comprehensive and picks up on all issues which we consider to be relevant for the redevelopment of Yate Town Centre. The policy response to these issues will need to be flexible enough to account for the viability of the emerging masterplan concept at Appendix 1.0.

4: Priorities

Do you agree with the potential priorities?

  • Yes
  • No
  • Don't know

5: Priorities

Do you have any comments on the potential priorities?

Infrastructure delivery will be critical to the success of the Yate Improvement Plan including the Yate Town Centre Masterplan. Indeed, infrastructure and connectivity upgrades are key to achieving sustainable growth and attracting a variety of uses so that the town can be enjoyed by the community and visitors both during the day and in to the evening. Consideration will need to be given in respect of transport infrastructure and mobility hubs in support of increased and improved accessibility for visitors and future residents from both the local and wider catchment area. The following is a high-level summary of potential infrastructure needs to support transformation, both for the site and wider context:

• Alterations to the design of both Station Road and Kennedy Way where they adjoin the Town Centre. This would be required to make both streets safer and more attractive to address the barrier created by the existing road. This would be achieved through slower vehicle speeds, new landscape as part of the ‘One Mile Park’ concept and adequate pedestrian and cycle movement lanes.

• The closure and diversion of the ‘Link Road’ to create a continuous park connection between the Town Centre and Riverside retail and leisure area if the longer-term aspiration to create the ‘Frome Water Meadows’ is to be realised.

• The redesign of the roundabout at the junction of Kennedy Way, Station Road and Westerly Road to permit direct access into the Town Centre at this point for buses.

• Elements of the public realm, particularly the early phases where the new town square begins to emerge may require forward funding.

• The potential re-routing of bus services into the Town Centre itself.

• The relocation of bus stops from the existing bus station to the Town Centre or relocation of the bus station, to provide greater convenience and customer experience.

• One Public Estate facilities and buildings are assumed as a separate study. The masterplan indicates the potential integration of these services.

• Data collection and study regarding utilities.

6: Strategy- Where will development go

Do you agree with the five building blocks (Urban Areas, Urban Extensions, Market Towns, Rural Villages, New Settlements)?

  • Yes
  • No
  • Don't Know

7: Strategy- Where will development go

Do you have any comments on the five building blocks (Urban Areas, Urban Extensions, Market Towns, Rural Villages, New Settlements)?

The extent of greenfield development will need to be carefully assessed for each location to ensure that balanced communities are delivered. Achieving the correct balance will also be necessary to stop urban lifestyle projects seeking intensification of Brownfield land being undermined if greenfield delivery would significantly harm demand and/or remove infrastructure capacity at the expense of Brownfield regeneration. Flexibility in housing supply must therefore ensure any early release of greenfield sites supports Brownfield regeneration projects that will necessarily be delivered over the lifetime of the new Local Plan.

8: Strategy- Where will development go

Do you agree with the initial guiding principles?

  • Yes
  • No
  • Don't Know

9: Strategy- Where will development go

Do you think we have missed any key, initial guiding principles?

Please refer to our answer to Question 7.

10: Urban Lifestyles

Do you agree with our Urban Lifestyles approach to investigate further change and growth in our urban areas?

  • Yes
  • No
  • Don't know

11: Urban Lifestyles

Do you have any comments on the Urban Lifestyle approach to investigate further growth and change in our urban areas?

Increasing the density of development within urban areas while improving the accessibility of public and private amenity space is important. Revised design policy should be flexible enough to respond to local context and allow private and/or public amenity space requirements to reflect local accessibility to existing and strategically planned green and blue infrastructure. This would allow regeneration proposals for places such as Yate to employ bespoke and fitting levels of provision in response to opening up access to the excellent existing green infrastructure throughout the town, alongside the potential for high quality public realm used for place making which would provide significant new amenity space throughout the town centre.

Partnership working will be necessary to secure the wider connectivity needed across Yate to enable walkable/cyclable connecting routes for meaningful active travel options.

Page 84 of the Issues and Approaches document identified that lower levels of car parking in the North and Eastern Fringes is considered appropriate. We would also request that Yate is considered appropriate for lower levels of car parking as part of the transformational approach to the regeneration of the Town Centre and wider focus on significant improvements to active travel infrastructure and encouragement of sustainable modes of transport.

12: Urban Lifestyles

Do you agree with the areas where the Urban Lifestyles approach should be investigated?

  • Yes
  • No
  • Don't know

13: Urban Lifestyles

Do you have any comments on individual locations we have set out, or other locations which should be investigated for an urban lifestyles approach for further growth and change in our urban areas?

We fully support Yate, including the town centre “island” sites and Yate Riverside being an identified area for optimizing densities through the urban lifestyles initiative. We have prepared the Yate Town Centre Placemaking Report and Concept Design at Appendix 1.0 to assist in the masterplanning discussion for the whole Town Centre. This has been prepared to identify deliverable phases of development across the lifetime of the new Local Plan.

14: Creating Sustainable Rural Villages and Settlements

Do you agree with our proposed approach to the national policy issues highlighted,  like flood risk, the Cotswolds Area of Outstanding Natural Beauty, Green Belt, and other planning considerations and issues?

  • Yes
  • No
  • Don't know

15: Creating Sustainable Rural Villages and Settlements

Do you have any comments on our proposed approach to investigate an appropriate level of growth in our rural villages and settlements?

No comments.

16: Creating Sustainable Rural Villages and Settlements

Are there any other planning issues you think we should consider?

No comments.

17: Policies

Do you agree with the range and scope of policies we are proposing to include in our new Local Plan?

  • Yes
  • No
  • Don't Know

18: Policies

Do you have any comments on the range and scope of policies we are proposing?

We support the development of an area based policy that is specific to Yate. This should include bespoke/focused policy criteria that recognise Yate’s latent potential for transformational change.

The policies should provide guiding principles for the key moves required to deliver the vision for Yate which is emerging through the Town Improvement Plan and the Placemaking Report at Appendix 1.0 to these representations.

The key moves in terms of infrastructure delivery are described in our response to Question 5. However, there will be additional design principles drawn from the emerging masterplanning work for the “island” site and Yate Riverside. For example, the building up of heights to mid-rise alongside taller elements within the centre of the site, key axial routes and provision of linking squares, flexibility of ground plane uses to secure a wider range of services and activities, integral green and blue infrastructure as part of the public realm and a move to reduced parking over the delivery phases as active travel becomes more prevalent.

Yate specific design codes will need to be developed which do not stifle architectural creativity and also recognise that separation distances in urban areas should be different to suburban layouts and also that there is an opportunity to secure a balance between private and public amenity space requirements where new public realm is integral to the transformation of the Town Centre.

Finally, there must be flexibility on the types of residential accommodation that could be provided within the masterplan area. Higher density development in the form of apartments/mid-density development with taller elements lends itself to easy adaptation for many different residential occupiers. The place making exercise that has commenced for Yate has the potential to create new markets over time that are currently under-represented/not provided for. Policy must therefore retain flexibility around the levels of affordable housing/open space/amenity space requirements for these different types of accommodation. For example, later living accommodation/extra care will have different amenity and affordable standards to a build to rent model but both types of accommodation could very well be viable in Yate in the future.

19: Appendix 2: Draft policies: Climate Change and Mitigation

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

20: Appendix 2: Draft policies: Climate Change and Mitigation

Do you think there are any other issues we should consider in this policy?

No.

21: Appendix 2: Draft policies: Energy Management in New Development

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

22: Appendix 2: Draft policies: Energy Management in New Development

Do you think there are any other issues we should consider in this policy?

We agree with the sentiment of the policy but would question whether a Local Plan is the appropriate place to implement such changes. The standardisation of low Carbon development through Building Regulations and the likely changes as a result of Government’s commitment to the green agenda would, in our view be the most appropriate, consistent and enforceable route to decarbonising future development.

Bringing in such stringent targets in a single area potentially in advance of other Authorities doing the same may hinder regeneration and development projects in the short to medium term. However, once a consistent approach is rolled out through Building Regulations the industry is required to catch up on a national basis and it is then that such measures become increasingly cost effective.

23: Appendix 2: Draft policies: Renewable and Low Carbon Energy System

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

24: Appendix 2: Draft policies: Renewable and Low Carbon Energy System

Do you think there are any other issues we should consider in this policy?

Consider introducing a policy that new development should be ‘connection ready’ in locations where District heating systems are planned and advanced towards delivery.

25: Appendix 2: Draft policies: Creating well-designed places

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

26: Appendix 2: Draft policies: Creating well-designed places

Do you think there are any other issues we should consider in this policy?

It is not understood what the purpose or meaning of “compact development” is under bullet point 3 of the purposes section on Page 173.

The policy covers the range of issues that would be considered applicable across the administrative area and this approach is supported.

We also support the recognition in the policy that there will be a need to construct additional/bespoke design policy considerations for some or all of the Urban Lifestyle locations. In developing the specific policies for locations such as Yate Town Centre, it would be helpful for the policies to link back to relevant parts of this policy and where these are superseded, this should be clearly identified.

27: Appendix 2: Draft policies: Parking Requirements

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

28: Appendix 2: Draft policies: Parking Requirements

Do you think there are any other issues we should consider in this policy?

Careful consideration should be given to minimum parking standards. These can undermine regeneration proposals where lower parking is required in the interests of delivering higher density development and accompanying amenity space. We therefore welcome the sensible introduction of the SGC Accessibility Assessment. We also welcome the recognition of the future potential to repurpose existing parking spaces as a shift toward active travel and sustainable forms of transport is realised.

29: Appendix 2: Draft policies: NSIPs and Related Development

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

30: Appendix 2: Draft policies: NSIPs and Related Development

Do you think there are any other issues we should consider in this policy?

No comments.

31: Appendix 2: Draft policies: Nuclear New Build

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

32: Appendix 2: Draft policies: Nuclear New Build

Do you think there are any other issues we should consider in this policy?

No comments.

33: Appendix 2: Draft policies: Oldbury A Station - Decommissioning

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

34: Appendix 2: Draft policies: Oldbury A Station - Decommissioning

Do you think there are any other issues we should consider in this policy?

No comments.

35: Appendix 2: Draft policies: Radioactive Waste

Do you agree with our proposed policy approach?

  • Yes
  • No
  • Don't Know

36: Appendix 2: Draft policies: Radioactive Waste

Do you think there are any other issues we should consider in this policy?

No comments.

Q37

Phase 1 General or Other Comments

«No response»

Q38

Consultation ‘Other’ comments (Call for Sites, WECA and SDS, Evidence base, other strategies, planning applications)

Yate Shopping Centre.

Q39

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