Bryant Homes South West Ltd
2313/B7

Issue

Whether Policy GDS.1/K2 is appropriately worded.

Inspector's Reasoning

1                   The objection is raised in respect of the eastern parcel of land forming part of K2 adjacent to Park Road.  I recommend that the whole of K2 be re-instated, therefore I consider the wording of the policy as appropriate to the whole of the area.

2                   The parcels of land which form K2 are physically separate.  In their initial representations, the objector questioned the feasibility of achieving a comprehensive development, but accepted that there needs to be a co-ordinated development of the two sites, possibly with a single development brief.  This part of the original representation was not pursued, but I agree it is a more practical way to progress the development of the two parcels of land, and recommend accordingly.

3                   I do not agree the reduction in the area of employment land within the site in view of the scale of the residential development which could be provided on the two areas of land.  However, the workshops referred to in the policy are not of a high quality and I agree that their replacement would be in keeping with a new residential development.  I therefore agree the replacement of “retention” with “replacement” in 2.

4                   Evidence is submitted as to the access which could be achieved along Park Road into the eastern parcel of land, and I accept that this is a potential means of access which should not be neglected in the policy wording.  I recommend a change to 3 accordingly.  It would then be appropriate to delete items 4 and 22 as proposed by the objector, and to insert a new clause relating to the provision of an emergency access in view of the length of the number of houses likely to be served by the access from Park Road.  I agree the wording put forward by the objector which would also provide for a pedestrian and cycle route.  As a result clause 16 can be deleted.

5                   To ensure that contributions towards improvements to Keynsham railway station and to bus services are appropriate in scale and kind to the development, these are matters to be negotiated at application stage and I agree the form of words put forward by the objector.

6                   Castle Primary School is the most appropriate location for further primary school provision to serve the new housing at K2.  However, I consider that the wording of clause 10 would more appropriately be “Improvements to Castle Primary School to meet the demand arising from the K2 development.”  As to the provision of a community meeting place, two local convenience shops, and a playing field, in view of the scale of residential development which could be provided by K2, I endorse the approach taken by the Council.

7                   The amendment suggested to clause 19 would improve clarity, as would the replacement of part of clause 20 as suggested.  However, I consider that the reference to on and off-site planting should be retained.

Recommendation:

R7.22.1  Amend the reinstated Policy GDS.1/K2 as follows:

Delete in the second sentence from “only” to “including” and insert “and development of either site will only be allowed to proceed on the basis of a co-ordinated strategy for a mixed use development in accordance with the following principles:”

Amend the clauses as follows:

2 delete “retention” and insert “replacement”

3 delete “St Clement’s Road” and insert “Park Road”

Insert new clause “A new pedestrian and cycle route to be provided along Parkhouse Lane.  This will also serve as an emergency access.”

5 and 19 delete “Avon Forest” and insert “Woodland Trust”

Delete 8 and 9 and replace with:

“A contribution towards improvements to Keynsham railway station of an appropriate scale and kind.

A contribution towards improvements to bus services between the two parts of the site, Keynsham Town Centre, Bristol and Bath of an appropriate scale and kind.”

Delete 10 and replace with “Improvements to Castle Primary School to meet the demand arising from the K2 development.”

Delete 20 and replace with “Incorporation into the layout of a scheme to accord with the Forest of Avon guidelines, to include the provision of on and off site planting.”