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THE VISION �� 1

INTRODUCTION ��3IntroductionStrategic Opportunity

CONTEXT ASSESSMENT ��21Context AssessmentVisual AssessmentHistoric ContextTransport and MovementFacilities and Services Landscape Character Site

SITE ANALYSIS ��55Site ConstraintsSite Opportunities

Planning ContextThe SiteDesign Approach And Philosophy

Local CharacterSneyd Park ShirehamptonPill Easton-in-Gordano Stoke Bishop Sea Mills

Statutory DesignationsLandscape Constraints & Opportunities

CONCEPT MASTERPLAN ��65Design ConceptLand UseIllustrative masterplanAccess and Movement

Rail, bus and bikePark and RideLandscape ConceptAvon Water Park

PLACEMAKING �� 83PlacemakingScale and Density

Character AreasNew Parkland

CONCLUSIONS �� 99Conclusions

Clients: Alvis Brothers & Mr� A Hill

Issue Date: 4th November 2011

Document Status: Draft

Revision: -

Author: Various

Checked by: KP

Authorised by JdH/SP

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Chapel Pi l l - Draf t Concept Sta tement - November 2011


Sustainable new “Garden Neighbourhood”• Asustainableformofdevelopmentbasedaroundanewtrainstation.

• Attractiveandfunctionalhousinglayoutbasedontheprinciplesof‘gardencities’

• Incorporatessustainabledrainagetechniques

• Encouragestripsbybike,busandtrain

THE VISIONTHIS DRAFT DEVELOPMENT BRIEF PROVIDES A FRAMEWORK FOR THE DELIVERy OF THE FOLLOWING VISION AT PILL.

“THE DEVELOPMENT OF LAND AT PILL WILL PROVIDE FOR A SUSTAINABLE NEW GARDEN NEIGHBOURHOOD WHICH BENEFITS FROM SUSTAINABLE TRANSPORT LINKS TO BRISTOL, PROVIDES FOR LOCAL FOOD PRODUCTION AND SEEKS TO IMPROVE AND RESTORE THE LANDSCAPE SETTING OF THE AREA AND PROVIDE FOR A MULTIFUNCTIONAL GREEN INFRASTRUCTURE NETWORK.”

Sustainable Transport links to Bristol• NewraillinktoBristolTempleMeadswithanewstationwithin800metresofmostnewdwellings.

• Directaccesstoasustransroutewhichprovidesforadirect20minutecarfreecycleroutetoBristolCityCentre.

• NewandenhancedbusservicestoBristol.

• NewproposedParkandRidefacility

Local Food Production • Provisionofallotments,communitygardensandprivategardensforfoodproduction.

• Integratedstrategyforfoodproductionbasedonvegetablegrowing,fishingandlivestockkeeping.

• Potentialexpansionofexistingcommunityfoodproductionactivitiesinthearea

Landscape setting protected and restored• OriginalparklandsettingofLeighCourtrestored.

• ExtendedrecreationalgreenedgetoBristolthroughthecreationofacommunityparknexttoLeighCourt/LeighWoodwhichwouldextendrecreationalandamenitygreenspaceforBristolians.

• Theproposeddevelopmentwillbewellintegratedinthelandscape.

Multifunctional Green Infrastructure Network• Connectstoexistingnetworkofgreenspaces

• Incorporatesecology,landscape,sport,play,sustainabledrainageandfoodproduction.


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INTRODUCTION

Shirehampton

Pill

A369

THE SITE


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INTRODUCTIONChapter 1


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Chapel Pi l l - Draf t Concept Sta tement - November 2011Land At Pi l l - Des ign And Access Sta tement - November 2011

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INTRODUCTIONTHIS DRAFT CONCEPT STATEMENT SETS OUT A VISION AND DRAFT DEVELOPMENT CONCEPT FOR A PROPOSED SUSTAINABLE URBAN ExTENSION TO THE WEST OF BRISTOL, FOCUSSED AROUND THE ExISTING SETTLEMENTS OF PILL, EASTON-IN-GORDANO AND HAM GREEN. THE VISION FOR THE DEVELOPMENT WHICH IS SET OUT AT THE FRONT OF THIS STATEMENT SEEKS TO DELIVER A SUSTAINABLE, INTEGRATED AND HOLISTIC DEVELOPMENT WHICH COMPLEMENTS THE DISTINCTIVE CHARACTER OF THE SURROUNDING AREA AND PROVIDES FOR AN ATTRACTIVE AND DISTINCTIVE PLACE TO LIVE AND WORK.

The purpose of the statement is to demonstrate how the development of this area could provide for a sustainable urban extension to Bristol which would include a wide range of benefits for both the new community and the existing residents of Pill and Bristol.

Document StructureThe document is structured as follows:

SECTION 2: CONTExT ASSESSMENTThis sets out:

• Thehistoriccontextofthesiteandthesurroundings.

• Transportconnections

• Thelandscapecontextintermsofcharacter,topographyandviews

• Localfacilities;and

• Acharacterassessmentofdistinctiveplaceswhicharecharacteristicofthelocalareaandhasinformedinitialprinciplesforlayoutandappearance.

SECTION 3: SITE ANALySISThis section presents the results of various technical studies and assessments of the site, including topography, landscape, ecology, access and movement through the site.

SECTION 4: MASTERPLAN AND DEVELOPMENT PRINCIPLESThis section draws on the findings out in Sections 2 and 3 and on the Vision set out at the start of the development to present a strategic masterplan for the proposed development. The masterplan will demonstrate how it responds to the landscape and environmental context, the existing movement network, the green infrastructure network and existing infrastructure. The masterplan

is presented in a series of plans and explanatory text relating to masterplan strategies for movement, landscape, green infrastructure, density and phasing.

This section also includes a set of strategic principles and strategies to accompany the masterplan.

SECTION 5: PLACE-MAkINGThis section will set out principles for the design, character, appearance and layout of the development. The purpose is to demonstrate how a high quality and attractive place that draws on the distinct character of Pill and Bristol will be delivered.

SECTION 6: CONCLUSIONThis section sets out a summary of the main findings and explains how the design principles and masterplan will deliver the vision set out at the start of the document.

Right:

Plan showing the

location of the site

in relation to existing

settlements at Pill,

Easton-in-Gordano

and Ham Green


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Chapel Pi l l - Draf t Concept Sta tement - November 2011Land At Pi l l - Des ign And Access Sta tement - November 2011

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The Site


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STRATEGIC OPPORTUNITyTHE SITE IS STRATEGICALLy VERy WELL PLACED TO CREATE A HIGH qUALITy, INTEGRATED AND SUSTAINABLE NEW NEIGHBOURHOOD. THE DIAGRAM ON THE OPPOSITE PAGE SUMMARISES THE STRATEGIC LOCATION AND OPPORTUNITIES FOR CONNECTION.

Urban ContextLocated 5 miles from Bristol City Centre and in close proximity to the existing built-up area of Bristol to the north of the River, the site has an urban context.

The existing settlements of Pill, Easton-in-Gordano and Ham Green are immediately adjacent to the site. There is an opportunity to connect directly to the residential and employment areas within these settlements to create a balanced, mixed-use sustainable community.

Sustainable Transport ConnectionsStrategically, the site offers a real opportunity to provide convenient, direct and sustainable connections to Bristol City Centre.

RAILA recent bid by North Somerset Council to the Regional Growth Fund re-open the Portishead to Ashton line for public use was unsuccessful and alternative sources of funding will need to be found. Development at Chapel Pill could help fund this objective. Part of the proposals include the re-opening of the station at Pill, which would be within a 15 minute walk of much of the site and within a 25 minute walk of all of it.

The availability of a direct passenger rail service into Bristol taking less than 15 minutes provides a real, cost-effective alternative to using the car and this could provide the basis for a truly sustainable form of development.

A369 BUS ROUTEThe site is immediately adjacent to the A369, one of the main strategic vehicle routes into Bristol from the west. Much

of the traffic using this route originates in Portishead (approximately 5 miles to the west of the site) and from the M5 Motorway. There is an opportunity to provide a new Park and Ride facility at the junction of the M5 and A369 as illustrated on the plan opposite which would remove some of the long distance commuter traffic. This could free up the A369 for more efficient public transport movements. Existing bus services could be diverted through the new development to provide for efficient connectivity to Bristol.

SUSTRANS CyCLE ROUTE 33The popular Sustrans route 33 runs through the site and offers an attractive, direct and car-free route into Bristol City Centre. A journey by bike form the site to the centre of Bristol takes less than 25 minutes making cycling to work in Bristol a real option for new residents.

The proposed development would offer an opportunity to create improvements to the alignment and design of the route to further encourage its use.

Extension of Bristol’s Green Spaces The site is immediately adjacent to Leigh Woods, which together with Ashton Court provide a very popular green recreational resource for Bristolians. The proposed development provides an opportunity to extend this green corridor by creating new public parkland in the area that historically formed the setting of Leigh Court House.


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PLANNING CONTExT

Planning PolicyThe development plan in this location consists of the RS, adopted Joint Structure Plan for the former Avon Area and the Adopted Replacement North Somerset Local Plan – March 2007.

The emerging Core Strategy has reached an advanced stage. The Core Strategy Examination is scheduled for November 2011. The Publication Draft (February 2011) of the Core Strategy is therefore a material consideration and is considered below. The Core Strategy once adopted will set out future strategic objectives, strategies and policies for conservation and development in North Somerset up to 2026.

National GuidanceThe following Planning Policy Statements and Planning Policy Guidance is relevant:

• PPS3:Housing

• PPS4:PlanningforSustainableEconomicGrowth;

• PPG13:TransportcontainstheGovernmentsadviceontransportandlanduseplanningandpromotessustainabletransportchoices.

Joint Replacement Structure PlanApplicable policies within the Structure Plan are:

• Policy1–Sustainabledevelopment;

• Policy30–Employment;

• Policy33–Housingrequirement;and

• Policy35–DesignandDensityofHousing.

Replacement Local Plan (March 2007)Relevant Policies of the Adopted Local Plan include:

• GDP/1–LocationforDevelopment

• GDP/3–PromotingGoodDesignandSustainableConstruction.

• H/2–Proposedsitesfornewresidentialdevelopment.

• H/3–Residentialdensities.

• CF/1-Contributionsandcommunityfacilities

• T/6-maximumparkingrequirements;

• T/10-Safety,trafficandinfrastructureassociatedwithdevelopment.

Emerging Core StrategyRelevant policies of the emerging Core Strategy Publication Draft (February 2011) relevant to the application include:

• CS1–Addressingclimatechangeandcarbonreduction;

• CS2–SustainableDesignandConstruction;

• CS3–EnvironmentalImpactsandFRA;

• CS5–LandscapeandHistoricEnvironment;

• CS10–TransportandMovement;

• CS11–Parking;

• CS13–Scaleofnewhousing;

• CS14–Distributionofnewhousing;

• CS15–Mixedandbalancedcommunities;

• CS16–AffordableHousing;

• CS19–StrategicGaps;

• CS20–supportingasuccessfuleconomy;

• CS27–Sport,recreationandcommunityfacilities;

• CS33–Countryside;

• CS34–InfrastructureDeliveryandDevelopmentContributions.

This document is intended to inform the Examination currently considering the submitted core strategy document.


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This area performed well in a strategic Green Belt review of all locations around Bristol to accommodate growth.


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THE SITETHE SITE IS LOCATED APPROxIMATELy 5 MILES TO THE WEST OF BRISTOL AND 5 MILES EAST OF PORTISHEAD. THE SOUTHERN BOUNDARy OF THE SITE IS FORMED By THE A369 AND THE NORTHERN BOUNDARy By THE RIVER AVON AND THE ExISTING SETTLEMENTS OF HAM GREEN, PILL AND EASTON-IN-GORDANO.

Site Description The site covers an area of approximately 90 hectares and may be described as comprising two distinct character areas divided by Pill Road.

The western part of the site, west of Pill Road has a different character than the eastern part of the site.

The western part of the Site is formed of small to medium-sized fields with hedgerows defining field boundaries and is always seen in the context of or is perceived to be associated with the urban settlement beyond, partly due to the views obtained from the busy A369 and several PROW that cross this part of the Site.

The eastern part of the Site has a more open character. There are limited footpaths in this area. It has natural visual and physical containment resulting from the topographical variation and the strong tree belt along the disused railway line.

The topography associated with the entire site rises from the River Avon in the north at approximately 8 metres above Ordinance Datum (AOD) in the eastern area of the Site accommodating an elevated farm yard in the centre of this portion of the site towards the wooded horizon of Paradise Bottom and Oak Wood. The western area of the Site rises gently from the southern edge of Pill reaching an elevation of approximately 45 metres AOD at its highest point.

The southern boundary of the site is defined by Pill Road (A369) and the eastern edge is formed by the Leigh Woods. In the eastern part of the site, the northern boundary is defined by the sustrans cycle route which follows the River Avon. In the western part of the site, the northern and western boundaries are formed by the existing built up areas of Pill and Easton-in-Gordano.

Above: The site

in context

Right: Aerial

photograph of the site


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Easton-in-Gordano

Markham Farm

Chapel Pill Farm

Leigh Court

River Avon

Ham Green

Markham Brook

A369

Pill

M5

Pill Road

St. katerines Secondary School


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View from the WestThis view shows how the site is well-related to the Bristol urban area and to the settlements of Pill and Easton-in-Gordano. In the foreground is the existing urban edge of Easton-in-Gordano formed by the backs of low density suburban housing.

A series of fields defined by mature hedgerows gives this area a distinct character. There is an opportunity to create a distinctive semi-rural character in this part of the development which will reinforce the character of Easton-in-

Gordano. The existing Pill allotments provide an opportunity to extend local food production into the new development as a key element to its character and sense of place.

Shirehampton

Pill

A369


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St katherines School and Ham GreenResidential development on the site would be within walking distance of both the employment area and the school providing for a sustainable form of development with a strong sense of community.

The photograph shows the screening effect of the mature planting following the railway line.

This view shows existing recent housing and employment development at Ham Green as well as St katherine’s Secondary School.

Ham Green

St. katherines Secondary School

Sea Mills


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View from the EastThis view of the site from the east shows how there is potential to develop the lower lying areas of the site to reflect the pattern of development to the north of the River Avon.

There is an opportunity to bring large areas of existing farmland into use as public open space and to landscape these to improve the appearance and character of the area.

The photograph shows how the potential development would benefit from the connectivity by bus, (via the A369), rail and bike.

Shirehampton

Pill

Chapel Pill Farm


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Setting of Leigh CourtThis view shows the potential to provide an appropriate landscape setting to Leigh Court on part of the site. Currently featureless agricultural landscape could be replaced with an accessible landscaped parkland.

Pill

Chapel Pill Farm

Leigh Court


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View NorthThis view shows the site in the context of major industrial and employment areas to the west and north of the site.

It also shows how the land to the south of Pill has the potential for radial expansion where new housing would be within walking distance of the existing shops, services and facilities in Pill.

Easton-in-Gordano

Pill

Shirehampton

A369


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Setting of Leigh CourtThis view shows the potential to provide an appropriate landscape setting to Leigh Court on part of the site. Currently featureless agricultural landscape could be replaced with an accessible landscaped parkland.

Shirehampton

Leigh Court

Sea Mills


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DESIGN APPROACH AND PHILOSOPHyTHE DESIGN APPROACH IS TO CREATE A NEW DISTINCTIVE AND SUSTAINABLE ExTENSION TO BRISTOL THAT WILL BRING BENEFITS TO THE LOCAL AREA IN TERMS OF NEW HOUSING PROVISION, THE RESTORATION OF LANDSCAPE FEATURES, INTEGRATION WITH (AND CONNECTION TO) ExISTING USES AND MOVEMENT CORRIDORS, SUPPORTING THE DELIVERy OF NEW INFRASTRUCTURE AND THE CREATION OF NEW EMPLOyMENT OPPORTUNITIES.

The vision seeks to provide a sustainable extension to the west of Bristol that is well served by a range of sustainable transport modes including direct rail and cycle routes.

The diagram on the opposite page demonstrates how site-specific measures incorporated within the design approach can contribute to creating a sustainable community. key themes to the approach are:

• ThecreationofasenseofcommunitythatbuildsonexistingcommunitiesinPillandEaston-in-Gordano

• Anintegratedtransportstrategythatbuildsonthestrategiclocationofthesiteandseekstominimisetheuseofthecar

• Makeapositivecontributiontothecharacteroftheareaandprovideenhancementoftheexistinglandscape

• Self-sufficiencythroughlocalfoodproductionandtheintegrationwithexistingandnewemploymentandlocalservices.

• RespondtoandreflectthedistinctcharacterofPill,Easton-in-GordanoandthesuburbsofBristol

These key themes have guided the design process to create a responsive and sensitive masterplan. The design process has included a comprehensive assessment of the context and the site and the findings have informed a series of strategies and principles which seek to deliver the vision set out at the start of this concept statement.

Right: Diagram

based on the “Egan

Wheel of Sustainable

Development


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CONTExT ASSESSMENT

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