Planning in North Somerset

Children, young people and higher education

Where local provision for children and young people will be inadequate to meet the needs of new residential developments, improved facilities/services or new learning facilities (for example, schools, pre-schools, children's centres, childminding provision, youth provisions) will be sought to meet any identified shortfall. These learning facilities will be provided in tandem with population growth. Where appropriate, new schools will become focal points for communities and act as a venue for a wide range of community activities. New schools/children and young people facilities will be sited in a location that would facilitate safe routes to the venue and be directly accessible to a pedestrian and cycleway network. The provision of further and higher education and training initiatives and facilities, particularly with regards to the role and expansion of Weston College as a focus for higher education within the district, will be supported.

Supporting healthy living and the provision of health care facilities

The planning process will support programmes and strategies which increase and improve health services throughout the district, promote healthier lifestyles and aim to reduce health inequalities. This will be achieved through: 1) Requiring Health Impact Assessments (HIA) on all large scale developments in the district that assess how the development will contribute to improving the health and well being of the local population; 2) Joint working with health providers to help deliver a district-wide network of health facilities which are located within towns or service villages and are easily accessible by sustainable modes of transport or travel. Existing health services will be protected and maintained and where provision of services is insufficient to support an increased population arising from large scale new residential development additional health facilities will be sought to meet any identified shortfall; 3) Working with relevant stakeholders to reduce geographical inequalities in health within the district; 4) Encouraging development that promotes active living through creating places that are easily accessible, attractive and safe to move around by walking or cycling; 5) Promoting healthy lifestyles by addressing existing deficiencies in provision, and aiming to improve the quality and quantity of sports facilities, playing pitches and children's play spaces throughout the district and access to them; 6) Encouraging development which incorporates, or is within walking distance, from attractive, usable green public open space and contributes to enhancing the green infrastructure network; 7) Recognising and safeguarding the role of allotments, small scale agriculture and farmers markets in providing access to healthy, affordable, locally produced food options; 8) Making provision for the needs of an ageing population by promoting a range of development which supports independent living and avoiding the need for residential care; 9) Resisting new developments which are likely to have an adverse impact on the wider community such as drug and alcohol rehabilitation facilities which do not support the needs of existing residents.

Sport, recreation and community facilities

Where the local provision of sport, recreation, children's play and other community facilities arising from new residential development are inadequate to meet projected needs and standards, additional provision in safe and accessible locations will be sought to meet any identified shortfall. This provision may be in the form of on site provision or the enhancement/improved access to existing facilities. Existing facilities will be safeguarded from alternative use unless suitable alternative facilities can be made available or the existing facilities are surplus to requirements. On large scale developments facilities will be provided in step with population growth and will be designed as an integral part of the development.

Achieving high quality design and place-making

Well designed buildings and places across all of North Somerset will be sought from development demonstrating a robust design process to generate solutions that have clearly considered the existing context, and contribute to social, economic and environmental sustainability. As part of a comprehensive place-making strategy new development should function well, supporting sustainable land uses and seek to improve the image of the area. Poor design standards in individual buildings and larger schemes are not acceptable. Proposals of all scales will be required to demonstrate sensitivity to the existing local character already established in an area and should take the opportunity to enhance the sense of place and local identity through a well thought out design. Where the existing design characteristics are not considered of a high quality, new development should actively aim to enhance the area through good design. Schemes must be based on a thorough site appraisal. In particular the following aspects of North Somerset's character should be maintained and enhanced in addition to the heritage aspects identified through Policy CS5: • The historic built environment, for example the Victorian residential areas located throughout the district but focussed in the main towns; • Coastal areas including key buildings and public spaces that contribute to the character and experience of the place; • The historic rural settlements, particularly those in the Green Belt. Development proposals should demonstrate a commitment to designing out crime through the creation of safe environments (both private and public) that benefit from natural surveillance, visible streets and open spaces, lighting and other security measures. Achieving Secured by Design certification will help to demonstrate how designing out crime has been taken into account. Further detail will be set out in other Development Plan Documents alongside this strategic policy direction to guide development proposals and decision making. Developments should benefit from a rigorous design process in discussion with the local community and the council where appropriate making use of masterplanning, design frameworks and other delivery mechanisms to guide development.

Employment development

Economic development and employment opportunities will be delivered through the distribution of employment growth across North Somerset seeking a more sustainable alignment between jobs and the economically active population across towns and villages in North Somerset. This seeks to increase their sustainability, self containment, decrease out-commuting, provide for a range of local jobs and reduce carbon emissions from unsustainable car use. Priority will be given to the reuse of previously developed land and the safeguarding of sites in existing economic use. Weston-super-Mare The focus of employment development will be at Weston-super-Mare primarily through town centre and gateway regeneration and the new development at Weston Villages, where new residential development will be provided in step with employment opportunities and with an emphasis on new B1(a) office employment. Within the gateway area office provision will be focussed on a limited number of key sites in addition to any specific redevelopment opportunities that contribute to the regeneration of the town centre. Throughout Weston-super-Mare proposals should provide for 1.5 jobs per home over the plan period both at Weston Villages and elsewhere on sites of 10 or more dwellings. The type of employment should be acceptable in planning terms and not detrimental to the overall employment strategy in the town. Outside of the Weston Villages and allocated sites, if on-site provision is not suitable, financial contributions will be sought towards economic development through the use of planning obligations. These contributions will be agreed through Section 106 and the community infrastructure levy and will be focussed on local initiatives and to support the delivery of employment elsewhere in the town. Clevedon, Nailsea, and Portishead Within Clevedon, Nailsea and Portishead new employment development will be supported primarily on allocated land with a key objective of improving self containment, and reducing out-commuting. Remainder of North Somerset Elsewhere, economic activity appropriate to the scale of the settlement will be approved within settlement boundaries where this leads to greater self containment, is compatible with the character of the area and meets locally identified needs.

Addressing climate change and carbon reduction

North Somerset Council is committed to reducing carbon emissions and tackling climate change, mitigating further impacts and supporting adaptation to its effects, and to support this, the following principles will guide development: 1) development should demonstrate a commitment to reducing carbon emissions, including reducing energy demand through good design, and utilising renewable energy where feasible and viable in line with standards set out in Policy CS2; and by focusing development in accordance with the settlement strategy set out in the Area Policies; 2) developers are encouraged to incorporate site-wide renewable energy solutions to be delivered in a phased and co-ordinated way with the proposed development; 3) maximise the opportunities for all new homes to contribute to tackling climate change through adherence to emerging national standards such as the Code for Sustainable Homes to ensure they perform well against evolving energy standards, and have a reduced carbon footprint; 4) developments of 10 or more dwellings should demonstrate a commitment to maximising the use of sustainable transport solutions, particularly at Weston-super-Mare. Opportunities for walking, cycling and use of public transport should be maximised through new development and in existing areas emphasising the aim to provide opportunities that encourage and facilitate modal shift towards more sustainable transport modes; 5) a network of multifunctional green infrastructure will be planned for and delivered through new development. They should be located throughout and in adjacent developments and demonstrate a functional relationship to the proposed development and existing area including the potential to relate to the Area of Outstanding Natural Beauty. This would include not only green spaces but also the creation and enhancement of woodland areas; 6) protecting and enhancing biodiversity across North Somerset including species and habitats that are characteristic of the area, in order to support adaptation to climate change. This should be achieved through on and off-site measures to conserve and enhance species and habitats as well as the reduction or preferably elimination of any adverse impacts through sensitive design and layout and construction of developments; 7) the reduction, re-use and recycling of waste with particular emphasis on waste minimisation on development sites and the creation of waste to energy facilities in the Weston villages; 8) the re-use of previously developed land and existing buildings in preference to the loss of green field sites; 9) opportunities for local food production and farming will be encouraged to reduce the district's contribution to food miles; 10) areas will be enhanced to be resilient to the impacts of climate change including flood defence and public realm enhancements including the integration of effective shading through, for example, tree planting; and, 11) developments should demonstrate water efficiency measures to reduce demand on water resources, including through the use of efficient appliances and exploration of the potential for rainwater recycling.

Delivering sustainable design and construction

New development both residential (including conversions) and non-residential should demonstrate a commitment to sustainable design and construction, increasing energy efficiency through design, and prioritising the use of sustainable low or zero carbon forms of renewable energy generation in order to increase the sustainability of the building stock across North Somerset. When considering proposals for development the council will: 1) require designs that are energy efficient and designed to reduce their energy demands; 2) require the use of on-site renewable energy sources or by linking with/contributing to available local off-site renewable energy sources to meet a minimum of 10% of predicted energy use for residential development proposals involving one to nine dwellings, and 15% for 10 or more dwellings; and 10% for non-residential developments over 500m² and 15% for 1000m² and above; 3) require as a minimum Code for Sustainable Homes Level 3 for all new dwellings from October 2010, Level 4 from 2013, rising to Level 6 by 2016. Higher standards will be encouraged ahead of this trajectory where scheme viability specifically supports this. BREEAM 'Very Good' will be required on all non-residential developments over 500m² and 'Excellent' over 1000m²; 4) require all developments of 10 or more new homes to incorporate 50% constructed to the Lifetime Homes standard up to 2013 and 100% from 2013 onwards. 5) require the application of best practice in Sustainable Drainage Systems to reduce the impact of additional surface water run-off from new development. Such environmental infrastructure should be integrated into the design of the scheme and into landscaping features, and be easily maintained. In moving towards zero carbon development, applicants will ensure that sustainable principles are established in the new proposals from the outset.

Strategic gaps

The council will protect strategic gaps to help retain the separate identity, character and/or landscape setting of settlements and distinct parts of settlements.

Environmental impacts and flood risk assessment

Development that, on its own or cumulatively, would result in air, water or other environmental pollution or harm to amenity, health or safety will only be permitted if the potential adverse effects would be mitigated to an acceptable level by other control regimes, or by measures included in the proposals, by the imposition of planning conditions or through a planning obligation. Development in zones 2 and 3 of the Environment Agency Flood Map will only be permitted where it is demonstrated that it complies with the sequential test set out in the National Planning Policy Framework and associated technical guidance and, where applicable, the Exception Test, unless it is: • development of a category for which National Planning Policy Framework and associated technical guidance makes specific alternative provision; or • development of the same or a similar character and scale as that for which the site is allocated, subject to demonstrating that it will be safe from flooding, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. For the purposes of the Sequential Test: 1. The area of search for alternative sites will be North Somerset-wide unless: • It can be demonstrated with evidence that there is a specific need within a specific area; or • The site is located within the settlement boundaries of Weston (including the new development areas), Clevedon, Nailsea and Portishead, where the area of search will be limited to the town within which the site is located. Other Local Development Documents may define more specific requirements. 2. A site is considered to be 'reasonably available' if all of the following criteria are met: • The site is within the agreed area of search. • The site can accommodate the requirements of the proposed development. • The site is either: a) owned by the applicant; b) for sale at a fair market value; or c) is publicly-owned land that has been formally declared to be surplus and available for purchase by private treaty. Sites are excluded where they have a valid planning permission for development of a similar character and scale and which is likely to be implemented.

Biodiversity and ecological networks

The council will protect and enhance biodiversity and geological interest in North Somerset. This will be achieved by: 1. Safeguarding designated sites of international importance (Natura 2000 sites including Special Protection Areas and Special Areas of Conservation), national importance (SSSIs), and local importance (Wildlife Sites and Local Nature Reserves); 2. Protecting and enhancing networks of habitats, including those that function as wildlife corridors, such as hedgerows, field margins, watercourses and trees, whether designated or not; 3. Protecting ancient woodlands and veteran trees; 4. Ensuring that development is designed to maximise benefits to biodiversity, incorporating and enhancing natural habitats and features, particularly networks of habitats which function as wildlife corridors; 5. Requiring that development should result in no net loss of biodiversity interest and should aim to achieve net gain where possible; 6. Requiring ecological surveys and biodiversity impact assessments to be undertaken for development proposals with potential to impact on biodiversity; 7. Implementing the North Somerset Biodiversity Action Plan priorities and having regard to the council's duty under the Natural Environment and Rural Communities Act 2006.

North Somerset's Green Belt

Within North Somerset the boundaries of the Bristol Bath Green Belt will remain unchanged during the plan period. Further amendments to the Green Belt at Bristol Airport will only be considered once long term development needs have been identified and exceptional circumstances demonstrated.

Planning for waste

North Somerset Council supports the prevention and minimisation of waste and the sustainable management of waste, reducing reliance on landfill. That includes reduction, re-use, recycling and composting of waste, and recovery of materials and energy from waste, in line with the Joint Waste Core Strategy for the West of England. New housing, retail, industrial and commercial development should be designed to facilitate easy and efficient waste collection, incorporating appropriate facilities such as collection points for recyclable material. Proposals for waste-related development and the location of waste management facilities will be subject to policies in the Joint Waste Core Strategy and detailed development management policies to be established in the Sites and Policies Development Plan Document.

Minerals planning

Provision will be made for North Somerset to contribute towards approximately 40% of the West of England's crushed rock aggregate sub regional apportionment for 2005–2020 rolled forward to 2026 on a pro rata basis, with a deduction to take account of extraction since the start of that period, consistent with national policy, subject to the principles of sustainable development, provided that local testing of that apportionment, through preparation of the Local Development Framework, shows that it is deliverable and environmentally acceptable. Based on the sub regional apportionment for the West of England that was submitted by the South West regional Aggregates Working Party (SWRAWP) to the Department of Communities and Local Government in September 2010, the Council have calculated that apportionment for North Somerset to be approximately 36.9 million tonnes. The council will seek to maintain a land bank for crushed rock of at least 10 years. The council will seek to protect mineral resources where appropriate, by such means as identification of Mineral Safeguarding Areas. This will be addressed in the Sites and Policies Development Plan Document. Detailed development management policies on minerals development will be established through the Sites and Policies Development Plan Document.

Green infrastructure

The existing network of green infrastructure will be safeguarded, improved and enhanced by further provision, linking in to existing provision where appropriate, ensuring it is a multi-functional, accessible network which promotes healthy lifestyles, maintains and improves biodiversity and landscape character and contributes to climate change objectives. Priority will be given to: • the protection and enhancement of the formal parks and gardens originating from the Victorian era; • the protection and planting of trees in woodlands and urban areas, particularly native trees, for public amenity and climate change mitigation and benefits to biodiversity, health and recreation; • the promotion of the north slopes of the Mendip Hills AONB as sub-regional corridors for biodiversity, recreation and landscape retention; • the promotion of the Congresbury Yeo, River Banwell, North Somerset Levels and Moors, and Grumblepill Rhyne as local corridors for biodiversity and landscape enhancement; • the protection and enhancement of biodiversity; • the connection of disjointed woodlands, particularly ancient and semi-natural woodland, such as those around the Wraxall/Failand ridge; • the continued development of a network of green spaces, water bodies, paths and cycleways and bridleways in and around the urban areas, recognising the value of sustainable drainage systems for green infrastructure; • the management, maintenance, upgrading and extension of the public rights of way network including improved connectivity to areas of green infrastructure within and outside North Somerset; • the provision of strategically significant green spaces in association with all areas of development.

Landscape and the historic environment

Landscape: The character, distinctiveness, diversity and quality of North Somerset's landscape and townscape will be protected and enhanced by the careful, sensitive management and design of development. Close regard will be paid to the character of National Character Areas in North Somerset and particularly that of the 11 landscape types and 31 landscape character areas identified in the North Somerset Landscape Character Assessment. The Mendip Hills Area of Outstanding Natural Beauty (AONB) will be protected by ensuring that development proposals conserve and enhance its natural beauty and respect its character, taking into account the economic and social well-being of the area. Historic environment: The council will conserve the historic environment of North Somerset, having regard to the significance of heritage assets such as conservation areas, listed buildings, buildings of local significance, scheduled monuments, other archaeological sites, registered and other historic parks and gardens. Particular attention will be given to aspects of the historic environment which contribute to the distinctive character of North Somerset, such as the Victorian townscapes and sea-fronts in Weston and Clevedon.

Scale of new housing

A supply of deliverable and developable land will be identified to secure the delivery of a minimum of 20,985 dwellings within North Somerset 2006–2026. The appropriate level of new homes will be reviewed by 2018.

Distribution of new housing

New housing development 2006–2026 will be accommodated in accordance with the following hierarchy: Weston-super-Mare will be the focus for new residential development within North Somerset, including the strategic allocation at Weston Villages. Development at Weston will be employment-led. Outside Weston, most additional development will take place at the towns of Clevedon, Nailsea and Portishead on sites within or abutting settlement boundaries, but outside the Green Belt. At service villages there will be opportunities for small scale development of an appropriate scale either within or abutting settlement boundaries or through site allocations. Elsewhere development will be more strictly controlled although appropriate development will be acceptable within the settlement boundaries of infill villages. Settlement boundaries define the area within which residential development is acceptable in principle, subject to compliance with other policies in the plan. Development outside the settlement boundaries will only be acceptable where a site is allocated in a Local Plan or where it comprises sustainable development which accords with the criteria set out in the relevant settlement policies (CS28, CS31, CS32 and CS33). Priority will be given to the re-use of previously developed land. In all cases, new housing development must not conflict with environmental protection, Green Belt, nature conservation or any other relevant policies of the Development Plan and should provide any necessary mitigating or compensatory measures to address any adverse implications. Residential density will be determined primarily by local character and good quality design. The target net density across North Somerset is 40 dwellings per hectare, although this may be higher at highly accessible locations, and less in sensitive areas or where lower density development is positively encouraged. The broad distribution of new dwellings will be a minimum of: Area - Net additional dwellings 2006–2026 Weston urban area (excluding Weston Villages) - 6,300 Weston Villages - 6,500 Clevedon, Nailsea and Portishead - 5,100 Service villages - 2,100 Other settlements and countryside - 985 Total - 20,985

Mixed and balanced communities

The council will seek to ensure a genuine mix of housing types within existing and future communities in North Somerset through considering proposals for development in terms of the extent to which they: a) Contribute to a well integrated mix of housing types and tenures to support a range of household sizes, ages and incomes to meet identified housing needs; b) Reduce an existing proliferation of one housing type within an area through encouraging the development of a range of housing types that better meet housing needs, contribute to an improved local environment and support greater community cohesion; c) Contribute to creating an accessible, inclusive and safe community with easy access to a range of services.

Affordable housing

Affordable housing comprises social rented, affordable rented and intermediate housing provided to eligible households whose needs are not met by the market. On-site affordable housing provision will be sought to meet local needs on all residential developments of 10 dwellings or more (or on sites of 0.3 hectare or above). On sites of 5–9 dwellings the council will seek to negotiate either on-site provision or a financial contribution towards the provision of affordable housing. Within North Somerset the target for the provision of affordable housing is at least 150 dwellings per annum. To reflect identified needs this will be provided as 82% social rented housing and 18% intermediate housing. This proportion will be reviewed in relation to affordable rent and clarified in the revised Affordable Housing SPD. The precise size and type of affordable housing to be provided on individual sites will be determined through negotiation, guided by the Strategic Housing Market Assessment, data from the housing needs register, and local housing needs surveys. A local lettings approach will ensure that priority is given to local people. The presumption is that to create mixed and balanced communities affordable housing will be provided on-site without the need for public subsidy. Only in exceptional circumstances where it can be robustly justified, off-site provision or a financial contribution in lieu of off-site provision (of equivalent value) may be acceptable where it contributes to the objective of creating mixed and balanced communities. The capacity of a site to deliver a level of affordable housing that can be supported financially will be determined by individual site viability analysis. This analysis will take into consideration existing use values, as well as other site specific factors. The assessment will be made having regard to the residual land value once the cost of development has been deducted. There is no upper limit to the potential affordable housing provision or contribution, but a benchmark of 30% will be sought as a starting point. This benchmark is aimed at meeting local need. Local need is not fixed and changes over time and can vary between housing type, size and tenure. The policy refers to currently identified need. Guidance on the level of contribution expected from sites below the threshold will be set out elsewhere following viability assessment and reviewed on a regular basis.

Rural exceptions schemes

Housing schemes for 100% affordable housing to meet local needs within small rural communities will be supported where: a) the development meets an identified local need demonstrated by an up-to-date needs survey or other evidence; b) the development is supported or initiated by the parish council; c) the site search has followed a sequential approach with priority given to sites within any settlement boundary, sustainability principles, and avoiding sensitive locations; d) the scale of development is appropriate for the location; e) the affordable housing is provided in perpetuity. Rural exceptions schemes will be acceptable adjacent to the settlement boundaries of Service Villages and Infill Villages and elsewhere adjacent to the main body of the settlement, but not in the Green Belt unless justified by very special circumstances.

Gypsies and Travellers and Travelling Showpeople

Suitable sites will be identified to meet the needs of Gypsies and Travellers and Travelling showpeople as set out in the West of England Gypsy and Travellers Accommodation Assessment and any subsequent reviews. The following considerations will be taken into account in the determination of locations for sites: • Proximity of the site to local services and facilities; • Screening of the site, visual and landscape impact; • Impact on the character and amenities of adjacent property and the local area; • Provision of appropriate services and infrastructure; • Safe pedestrian and vehicular access into and out of the site; • Adequate provision for parking, turning and servicing; • Adequate provision for storage and maintenance where needed for Travelling Show people; • Easy access to the major road network, particularly accessibility to M5 junctions for transit sites; • Preference given to brownfield sites; • Sites are inappropriate in the Green Belt.

Weston Villages

To the south east of Weston super Mare two mixed use, employment led, socially, economically and environmentally sustainable new communities will be developed. A Supplementary Planning Document (SPD) including a Masterplanning Framework and delivery plan provides the detailed guidance to support implementation. The Key Diagram Inset 2: Weston Villages sets out the indicative strategic development framework. The development of the Weston Villages must satisfy the following key requirements: • Development will be employment-led and should provide for 1.5 jobs per dwelling over the plan period. Detailed mechanisms for delivering employment led development including the quantum, thresholds and phased release of land in each village will be determined through a combination of masterplanning, a Supplementary Planning Document, and through a Section 106 planning agreement that would accompany any such approval for development at each village. • Provide about 6,500 new homes in a mix of housing types, tenures, sizes and styles of which a target of 30% should be affordable. An average density of 40dph should be achieved across the area, with higher densities surrounding the local centres and, where appropriate, the inclusion of lower density areas. • Provide at least 37.7 ha of B Use Class employment land located within allocated employment sites, mixed use development areas and at local and district centres. If provision of strategic infrastructure is dependent on development on greenfield land then this will be taken into consideration as part of the phasing strategy. In addition phasing will take into account sustainability and viability issues. • Each village will be anchored by a local centre which will provide necessary retail, health, children's services and educational and community facilities to serve local needs. The location, type and mix of such uses will be agreed through the Weston Villages SPD. • Site(s) for on site renewable or low carbon energy production including associated infrastructure to facilitate site wide renewable energy solutions will be provided; such infrastructure should be planned with energy providers and developers including long term management and maintenance. Such provision could include a waste to energy plant. The Weston Villages area has been identified as being suitable for such waste treatment facilities in the West of England Joint Waste Core Strategy. • Provision of a network of green infrastructure across the whole Weston Villages including playing fields, allotments, play areas, pocket and community parks, and green corridors. This should be linked through development allowing wildlife movement and access to open space, wetlands and water corridors linking through development, including the retention and enhancement of existing rhynes where appropriate. • Deliver integrated strategic transport infrastructure including: • the Cross Airfield Link at Winterstoke Village; • the Airfield Bridge Link linking Winterstoke Village to land to the north across the railway line; • Junction 21 Relief Road or alternative; • A371 to Wolvershill Road/Churchland Way Link; • potential park and ride subject to feasibility studies; • convenient and accessible bus routes; • accessible and safe cycle routes and public footpaths; • rail and bus improvements. • Deliver a clear hierarchy of roads (from distributor to home zones) producing discernible and distinctive neighbourhoods which are integrated and linked to existing areas. • The delivery of the strategic flood solution plus onsite flood mitigation measures, such as sustainable drainage systems, must be delivered as part of any development proposal in addition to long term maintenance details. This is required in order to facilitate the development of the Weston Villages. Any development within the Weston Villages will be required to contribute towards these flood mitigation measures. • Any proposed development will need to be supported by a flood risk assessment which will include a surface water drainage strategy. • Facilitate and recognise the realignment and safeguarding of safety and noise corridors associated with the helicopter flights linked with the Helicopter Museum in line with specialist advice. Employment, open space and uses that are least sensitive to helicopter disturbance will be located around the museum. • Development proposals within the Weston Villages area will be expected to contribute to identified strategic infrastructure requirements in order to deliver a comprehensive and sustainable development. • Development must be of a high quality and locally distinctive to Weston enhancing the existing character and qualities that contribute to the town's identity. This should include a comprehensive approach to place making including all the elements that make up an area including land uses, parking, movement and green spaces. • Maintain green corridors around the Weston Villages to protect the individual characters and identities of the new development and of Hutton and Locking. • Development must include a comprehensive approach to community building in respect of measures and facilities to support social interaction and community engagement throughout the life of the proposal.

Clevedon, Nailsea and Portishead

Clevedon, Nailsea and Portishead will maintain and enhance their roles in providing facilities, employment opportunities and services for their populations and local catchments. At these towns, new housing development within and adjoining settlement boundaries which is of an appropriate scale and of a high quality design that respects each town's distinctive character and local environment, delivers necessary infrastructure improvements and enhances overall sustainability will be supported. Residential proposals must have regard to local housing needs. Proposals must be capable of being integrated into the existing fabric of the settlement and not create significant adverse impacts in relation to services, facilities and infrastructure including any cumulatively significant adverse impacts. New development must have safe and convenient walking routes to schools and other services and facilities within the town within a reasonable walking distance. At Nailsea proposals should provide a broad range of housing types to cater for all housing requirements. Residential proposals outside the settlement boundaries in excess of about 50 dwellings must be brought forward as allocations through Local Plans or Neighbourhood Development Plans. Within the three towns a minimum number of dwellings will be delivered as follows. Clevedon 700 Nailsea 1,100 Portishead 3,300 In all three towns employment proposals will be supported that ensure the regeneration of previously developed land, or conversion and/or refurbishment of existing premises. Employment uses should be appropriate in scale to the role and function of the town in accordance with Core Strategy policy CS20. Alternative uses, including mixed use schemes on existing employment sites will only be considered where they are shown to address other identified community benefits and do not have an adverse impact on the quality and range of sites and premises available for business use. Shopping and town centre uses will be supported within the town centres which improve the town centre environment and the retail, leisure, and employment offer. The removal of town centre uses will only be permitted in accordance with policy CS21. Proposals for the regeneration of existing centres such as at Nailsea and Clevedon, or the enhancement of specialist areas such as Hill Road, Clevedon will be encouraged. Other services and community facilities will be encouraged within the urban areas, in locations accessible to the community which they are intended to serve. Transport proposals which provide opportunities for cycling, walking or increase public transport within the towns will be supported. Proposals to improve connectivity by public transport with other towns, Bristol and Weston super Mare will also be supported. For Portishead the re opening of a rail/rapid transit link to Bristol is a priority. Tourism proposals throughout Clevedon and Portishead will be supported with particular emphasis on enhancing the appeal of the seafront/waterfront area to visitors and residents alike, whilst retaining the historic and natural settings.

Service villages

New development within or adjoining the settlement boundaries of the Service Villages of Backwell, Banwell, Churchill, Congresbury, Easton in Gordano/Pill, Long Ashton, Winscombe, Wrington and Yatton which enhances the overall sustainability of the settlement will be supported where: • It results in a form, design and scale of development which is high quality, respects and enhances the local character, contributes to place making and the reinforcement of local distinctiveness, and can be readily assimilated into the village; • It has regard to the size, type, tenure and range of housing that is required; • It will not cause significant adverse impacts on services and infrastructure and the local infrastructure is sufficient to accommodate the demands of the development; • It results in high quality sustainable schemes which is appropriate to its context and makes a positive contribution to the local environment and landscape setting; • It does not result in significant adverse cumulative impacts (such as highway impacts) likely to arise from existing and proposed development within the wider area; • The location of development maximises opportunities to reduce the need to travel and encourages active travel modes and public transport; and • It demonstrates safe and attractive pedestrian routes to facilities within the settlement within reasonable walking distance. Sites outside the settlement boundaries in excess of about 25 dwellings must be brought forward as allocations through Local Plans or Neighbourhood Plans.

Infill villages, smaller settlements and countryside

Development outside the areas covered by the approaches set out in Policies CS28, CS30, CS31 and CS32 will be strictly controlled in order to protect the character of the rural area and prevent unsustainable development. Residential development at Infill villages Within the settlement boundaries of the infill villages of Bleadon, Claverham, Cleeve, Dundry, Felton, Flax Bourton, Hutton, Kenn, Kewstoke, Locking, Sandford, Uphill and Winford, residential development of an appropriate scale which supports sustainable development will be supported providing that: • The form of development respects the scale and character of the settlement; • The size, type, tenure and range of housing has regard to local needs; and • There is no significant adverse impact on service delivery and infrastructure provision and the local infrastructure is sufficient to accommodate the demands of the development. In the case of redevelopment proposals within settlement boundaries it must be demonstrated that if the site or premises was last used for an economic use, that continuation in economic use is unsuitable. Residential development elsewhere New residential development will be restricted to replacement dwellings, residential subdivision, residential conversion of buildings where alternative economic use is inappropriate, or dwellings for essential rural workers. Affordable Housing Affordable housing will be permitted within settlement boundaries or in the form of rural exceptions sites, adjacent to settlements. Affordable housing will not be permitted in the Green Belt. Employment Development New small scale employment development will only be permitted within settlement boundaries provided it is appropriate in scale and character, or involves the sympathetic conversion of a redundant rural building or is necessary for agricultural purposes. New employment development will not be permitted in the Green Belt except where it involves the reuse of buildings in accordance with the National Planning Policy Framework. Community facilities Where the need for community facilities cannot be met within or adjacent to settlement boundaries consideration will be given to sites outside where they are well related to the community which they are intended to serve.

Royal Portbury Dock

The role of Royal Portbury Dock will be maintained and enhanced. Land at Court House Farm, Easton-in-Gordano/Portbury will continue to be safeguarded for port uses, subject to demonstrable need for those uses that cannot be accommodated elsewhere within the Port estate and to detailed requirements to be set out in a Sites and Development Plan Document. Further expansion of the Port within North Somerset is not supported.

Infrastructure delivery and development contributions

Infrastructure delivery Infrastructure delivery will take place in a coordinated manner guided by an Infrastructure Delivery Plan to support the Core Strategy and specific delivery schedules for key areas. These will include mechanisms for the funding and delivery of physical, social, community, environmental and any other infrastructure required to support development and regeneration. The Infrastructure Delivery Plan and delivery schedules will be reviewed and if necessary revised as and when required. Development contributions Development proposals will be expected to provide a contribution towards the cost of infrastructure. Subject to statutory processes and regulations, contributions may be collected towards: • Initial costs, eg design and development work and 'pump-priming' of projects or programmes. • Capital costs. • Ongoing revenue such as the management and maintenance of services and facilities. • Any other infrastructure related costs permitted by law and identified as a local need. Contributions will be collected through Section 106 agreements and/or through a Community Infrastructure Levy once a Charging Schedule is in place. Until a Charging Schedule is in place, and before 2014, contributions from S106 Agreements may be pooled to meet the costs of strategic infrastructure, where this meets the legal tests set out in the Community Infrastructure Regulations. Once the Charging Schedule is in place, S106 Agreements will continue to be used for site specific costs and affordable housing.

Weston-super-Mare

Weston super Mare will be the primary focus for development within North Somerset. A minimum of 12,800 dwellings will be delivered over the plan period at Weston super Mare and the sustainable new communities, together with approximately 10,500 jobs as part of an employment led strategy to deliver improved self containment and reduced out-commuting during the plan period. New development at Weston super Mare will be focused on two key locations: • Town centre and gateway where the emphasis is on the regeneration of a range of key sites to stimulate investment, and will include residential, retail, employment and leisure opportunities (see Policy CS29). • Weston Villages where the emphasis is on comprehensive development to create two sustainable new communities linked to the delivery of employment (see Policy CS30). Residential development will be delivered in accordance with the employment led strategy (see policies CS20 and CS30 for more detail). No strategic development will be permitted to the east of the M5 motorway. The settlement boundary of Weston super Mare will be amended to incorporate the new Weston Villages. New development proposals at Weston super Mare within or adjoining the settlement boundary should take into account the following objectives: • support the focus of the town centre as the location for higher order facilities and services, including retail, tourism and leisure opportunities; • support existing community hubs of local retailing and other services located within the town; • respect the characteristic heritage of Weston super Mare; • provide high quality design; • support the enhancement of its green infrastructure and biodiversity, including the ridges and hinterland to the north and south, the woodland areas, the rhynes network, and the seafront; • improve accessibility within Weston super Mare by walking, cycling and public transport, particularly where they enhance connectivity with, for example, local facilities, service centres, the town centre and sea front and do not lead to significant adverse impacts on the transport network; and • ensure that services and infrastructure are adequate to support the development. Housing sites outside the settlement boundary in excess of about 75 dwellings must be brought forward as allocations through Local Plans or Neighbourhood Development Plans.

Retail hierarchy and provision

The focus for future retail development within North Somerset will be Weston-super-Mare through the redevelopment and regeneration of town centre sites to improve the quantity and quality of provision. Further out of town centre retail development along the A370 corridor at Weston will be resisted. At Clevedon, Nailsea and Portishead town centre regeneration will be supported to improve the quality of retailing at these centres. The vitality and viability of the following hierarchy of existing and proposed centres will be maintained and enhanced: 1. Sub-regional centre • Weston-super-Mare town centre 2. Town centres • Clevedon (Triangle) • Nailsea • Portishead 3. District centres • Clevedon (Hill Road) • Locking Castle, Weston-super-Mare • Queensway, Weston-super-Mare • Worle High Street 4. Local centres a) within Weston-super-Mare • Bournville (St Andrews Parade) • Castle Batch • Coronation Estate (Loxton Road) • Parklands Village (proposed) • Locking Road • Milton Hill • Milton Road • Oldmixon (Aller Parade) • Winterstoke Village (proposed) • Whitecross Road b) outside Weston-super-Mare • Backwell • Banwell • Churchill • Congresbury • Long Ashton • Pill • Winscombe • Wrington • Yatton Proposals for town centre uses in the identified centres (1–4 above) will be supported, provided that they: • are of a scale appropriate to the size and role of these centres; • support the creation of a comfortable, safe, attractive and accessible shopping environment; • improve the mix of town centre uses in each centre. Proposals resulting in the loss of town centre uses in these centres will need to demonstrate that: • the vitality and viability of the centre is not adversely affected; • adequate retail provision remains for local residents. Elsewhere in the district the council will resist the loss of small-scale shops including neighbourhood and village stores, eating and drinking establishments that support the needs of local communities, and support self containment.

Tourism strategy

North Somerset: New, improved and replacement visitor and tourist facilities and accommodation will be supported across the district provided they: 1) are of an appropriate scale and improve the quality and diversity of the tourist offer; 2) maximise, where possible, any opportunities for access by means other than the car; 3) support conservation and economic development objectives; 4) have no adverse implications for the environment, local amenity and character of the area. Weston-super-Mare: In Weston-super-Mare the focus will be on encouraging proposals that support the development of a vibrant, modern town with a broad appeal. This will be achieved through: 1) diversifying the range and improving the quality of existing and proposed visitor attractions and activities in Weston-super-Mare to appeal to a broader range of visitors. New visitor attractions will be expected to: a) comply with a sequential approach which firstly identifies sites within the town centre or seafront; b) be of high quality environmental standards in terms of design and access; c) support and/or compliment the regeneration of the town centre; d) improve the range of year-round attractions; e) offer a high quality visitor experience. 2) improving the range and quality of accommodation including hotels, giving priority to locations within the seafront area. All visitor accommodation will be encouraged to obtain national quality accreditation and to adopt sustainable tourism principles.

Weston-super-Mare town centre

The Weston-super-Mare town centre, as defined on the Key Diagram Inset 1 will provide the focus for retail, leisure and entertainment facilities and commercial office development, to support town-wide regeneration and provide a prosperous, modern, vibrant centre to serve the existing and future population of Weston. Housing, along with other appropriate town centre and community uses, will be incorporated as part of mixed use schemes in these areas as follows: Retail core The regeneration of Weston-super-Mare's town centre will be achieved though the provision of land for major retail development at Dolphin Square, within the retail core. This may include other uses that are appropriate and compatible with town centre activities including leisure attractions and uses which will assist in the enhancement of the centre and the range of shops, services and facilities it has to offer. Proposals to enhance St James Street and Victoria Square areas will also be supported, including proposals for improved connectivity between the retail core and seafront. Additional opportunities to expand and enhance comparison floor space within the town centre may be supported towards the end of the plan period at Victoria Square and NCP Car Park provided they support development at Dolphin Square. The need for additional convenience floor space within the town centre will be met through an improved and enlarged food store on the Tesco site. Elsewhere within the town centre convenience goods retail will be restricted to small scale provision where necessary to support a wider town centre mixed use development scheme. Retail-led development proposals will need to: 1. be of the highest quality design which makes a positive and distinct contribution to the existing built environment; 2. strengthen physical and visual connections between the retail core, the seafront and gateway area; 3. ensure that during the redevelopment of sites provision for public parking is retained in order to ensure the economy of the centre is not adversely affected. Seafront Alongside and adjacent to the seafront priority will be given to entertainment and leisure uses, tourist facilities and accommodation. Priority will be given to regeneration of key redevelopment sites such as the Tropicana and Birnbeck Island. Development proposals in this area should: 1) have consideration for the sequential approach to development based on the National Planning Policy Framework and not prejudice the vitality and viability of the retail core, but instead should complement activities in the town centre; 2) strengthen pedestrian and visual links and connections between the seafront and the retail core such as through improvements to Pier Square; 3) be of the highest quality design which will enhance the visual appearance of the seafront and promenade. Gateway area The redevelopment of sites within the gateway area will make more efficient use of land, intensifying development in this area. Redevelopment proposals will primarily be for commercial office development on sites closest to the town centre and train station; or mixed uses, including leisure elsewhere. Retail uses will be restricted to bulky goods within the existing retail parks and any proposals must not harm the viability or vitality of Weston's town centre or seafront. Development in this area should: 1) be of a high quality design that will enhance the visual image and emphasise the importance of the gateway to the town centre; 2) minimise the generation of car trips by concentrating uses around the train station and improving the public transport infrastructure; 3) strengthen connections to the town centre through new and improved pedestrian and cycle routes.

Transportation and movement

Travel management policies and development proposals that encourage an improved and integrated transport network and allow for a wide choice of modes of transport as a means of access to jobs, homes, services and facilities will be encouraged and supported. Transport schemes should: • enhance the facilities for pedestrians, including those with reduced mobility, and other users such as cyclists; • deliver better local bus, rail and rapid transit services in partnership with operators; • develop innovative and adaptable approaches to public transport in the rural areas of the district; • improve road and personal safety and environmental conditions; • reduce the adverse environmental impacts of transport and contribute towards carbon reduction; • mitigate against increased traffic congestion; • improve connectivity within and between major towns both within and beyond North Somerset; • support the movement of freight by rail. The following are part of the West of England major transport schemes programme set out in the Joint Local Transport Plan published in March 2011: 1) Weston Package (Phase 1 low cost option). 2) Ashton Vale to Temple Meads and Bristol City Centre Rapid Transit. 3) South Bristol Link. 4) Reopening of the Portishead to Bristol line for passenger services, or its use for bus rapid transit. 5) Junction 21 Bypass or Relief Road. 6) Bristol Rail Metro (including the opening of bay platform at Weston Railway Station). Other proposals include: 7) A371 and Wolvershill Rd/Churchland Way Link, Weston-super-Mare. 8) Banwell Bypass. 9) Barrow Gurney Bypass. 10) M5 Junction 19 improvements. 11) Herluin Way to Locking Road Link, Weston-super-Mare. 12) Double tracks on the loop line between Weston Railway Station and Worle. 13) Extended car parking facilities at Nailsea/Backwell rail station with improved pedestrian access. 14) Expansion of the Park and Ride at Long Ashton. 15) New Park and Ride site at Weston-super-Mare. 16) Investigation of bus rapid transit for Weston. 17) Airfield Bridge Link between Weston Airfield and Winterstoke Road. 18) Weston Southern Rail Chord (a link between the main line and the loop line, south of Bournville).

Parking

Adequate parking must be provided and managed to meet the needs of anticipated users (residents, workers and visitors) in usable spaces. Overall parking provision must ensure a balance between good urban design, highway safety, residential amenity and promoting town centre attractiveness and vitality. New developments must seek to maximise off street provision, assess where on-street provision may be appropriate, demonstrate that buses, service and emergency vehicles are not restricted, and ensure that the road network is safe for all users. Detailed parking policy guidance for all forms of development will be provided as part of the Sites and Policies Development Plan Document.

Bristol Airport

Proposals for the development of Bristol Airport will be required to demonstrate the satisfactory resolution of environmental issues, including the impact of growth on surrounding communities and surface access infrastructure.