Planning in South Gloucestershire

COMMUNITY INFRASTRUCTURE AND CULTURAL ACTIVITY

The Council will work with partners to provide additional, extended or enhanced community infrastructure and encourage participation in cultural activity. New development will be required to provide or contribute towards additional, extended or enhanced community and cultural infrastructure where it would generate a need for such facilities, in accordance with the following sequential criteria: 1. enhance the quality, role and viability of existing facilities that are within easy walking distance of the new development 2. provide adaptable multi-use building(s) on site in easily accessible location(s) for pedestrians and cyclists. Existing community infrastructure will be retained, unless it can be demonstrated that: 3. the use has ceased and there is no longer a demand; or 4. the facility is no longer fit for purpose; and 5. suitable alternative provision is available within easy walking distance to the required standard. Developers of Major Residential Schemes, and schemes that will attract a large number of users, will be required to demonstrate how their proposals will contribute to the objectives of the South Gloucestershire Local Plan.

COMMUNITIES OF THE NORTH FRINGE OF BRISTOL URBAN AREA

Development plan documents and development proposals will take account of the vision and partnership priorities for the communities of the North Fringe of Bristol urban area, and will: 1. provide housing and associated local facilities which are integrated with existing communities and in accordance with the Strategy for Development, Housing Policy CS15 and Strategic Site Policies CS26, CS27 and CS28 2. make provision for and contribute towards funding the North Fringe to Hengrove Rapid Transit route and an orbital bus service linking The Mall with Emersons Green and other strategic transport infrastructure, in accordance with Policies CS6 and CS7 3. support the redevelopment of the Rolls Royce East Site for new employment uses and the provision of additional small-scale employment opportunities that enhance the variety and integration of uses in new residential neighbourhoods or existing centres 4. enhance the vitality of Abbey Wood Retail Park by providing a broader range of uses, including an element of retail, that capitalise on its location adjacent to a main line rail station, and creation of a new people orientated public space 5. support the investigation, planning and potential redevelopment of the Sainsbury's and B&Q retail sites at Stoke Gifford to provide a new 'district centre' to serve the North Fringe South Area 6. provide high quality public realm and spaces, and new local amenities at existing local centres, the UWE, and Cribbs Causeway area 7. support the redevelopment of the existing hospital site at Frenchay for residential and ancillary infrastructure and services, including new health facilities 8. to support the provision of sports stadia with associated facilities which would be available for community use 9. provide new and enhanced existing wildlife and amenity routes, particularly along the Henbury Trym to Haw Wood and connections to the wider countryside, and from Three Brooks Nature Reserve, along the M32 Corridor via the East of Harry Stoke New Neighbourhood to Stoke Park 10. provide new and extend existing Heat Distribution Networks to assist the transition to a low carbon future in accordance with Policy CS4; and 11. demonstrate through the preparation of appropriate Flood Risk Assessments, surface water management plans and drainage strategies, how flood risk will be managed. Development plan documents and development proposals should also accord with the following Key Principles: 12. respect the character and identity of existing communities, while promoting the distinctiveness of the Bristol North Fringe as a whole 13. where new neighbourhoods are located at key transit points into the North Bristol Fringe or can be seen from major arterial routes, high quality distinctive, landmark architecture and landscaping will be achieved 14. promote high quality landscaping that assists in developing neighbourhood distinctiveness and increases the number of street trees, particularly along main highways 15. provide convenient and safe routes across the locality for pedestrians and cyclists as part of an integrated transport network, with safe crossings to break the barriers of major roads and rail corridors, contributing to the improvement of air quality 16. provide new purpose built accommodation for housing students and older people; and 17. improve the legibility, urban structure and public realm of the North Fringe by rationalising car parking around major employment sites, thereby releasing land for development.

THORNBURY

Development plan documents and development proposals will take account of the vision and partnership priorities for Thornbury, and will: 1. secure better use of Thornbury's network of open spaces, including the Mundy Playing Fields, Streamside Walk, Severn Way Link and Jubilee Way footpaths, through improved signage and legibility and better accessibility for the disabled and the elderly 2. ensure that the current character and setting of Thornbury's open spaces, which contribute strongly to the attractiveness of Thornbury, is maintained and enhanced 3. provide increased and diversified employment opportunities, particularly within the town centre, through improvements to existing sites, premises and communications infrastructure 4. support opportunities to retain and enhance the arts, cultural and community provision, especially at the Armstrong Hall 5. conserve and enhance the special character and significance of Thornbury's historic assets and their settings in order to support its attraction as a tourist destination 6. support the provision of Extra Care Housing in Thornbury and the improvement of healthcare facilities through the re-provision of hospital services and a Health Centre to meet the requirements of the local population 7. promote the development of high quality housing and associated local infrastructure in accordance with the Strategy for Development and Policy CS33 8. support the continued excellence, viability and quality of all the educational provision and seek to increase pre-school nursery provision in Thornbury 9. maximise opportunities for sustainable travel by improving the legibility and publicity of bus routes through the town and enhancing opportunities for walking and cycling to, from and within the town and town centre; and 10. demonstrate through the preparation of appropriate Flood Risk Assessments, surface water management plans and drainage strategies, how flood risk will be managed.

COMMUNITY INFRASTRUCTURE AND CULTURAL ACTIVITY

The Council will work with partners to provide additional, extended or enhanced community infrastructure and encourage participation in cultural activity. New development will be required to provide or contribute towards additional, extended or enhanced community and cultural infrastructure where it would generate a need for such facilities, in accordance with the following sequential criteria: 1. enhance the quality, role and viability of existing facilities that are within easy walking distance of the new development 2. provide adaptable multi-use building(s) on site in easily accessible location(s) for pedestrians and cyclists. Existing community infrastructure will be retained, unless it can be demonstrated that: 3. the use has ceased and there is no longer a demand; or 4. the facility is no longer fit for purpose; and 5. suitable alternative provision is available within easy walking distance to the required standard. Developers of Major Residential Schemes, and schemes that will attract a large number of users, will be required to demonstrate how their proposals will contribute to the objectives of the South Gloucestershire Cultural, Heritage and Arts Strategies, through the provision of additional, extended or enhanced facilities and access to/or facilitation of art and cultural activities for the new residents.

COMMUNITIES OF THE EAST FRINGE OF BRISTOL URBAN AREA

Development plan documents and development proposals will take account of the vision for the communities of the East Fringe of Bristol urban area and the partnership priorities, and will: 1. deliver the major new housing and employment development, including the Science Park, with associated local facilities at Emersons Green, in a way that ensures this new development integrates effectively with existing communities and in accordance with the Strategy for Development, Housing Policy CS15, South Gloucestershire Local Plan Policy M2 and the adopted Emersons Green Development Brief 2. improve the viability and vitality of Emersons Green, Downend, Staple Hill, Kingswood and Hanham centres, to enhance their role as service centres for the urban and surrounding rural areas and provide for additional comparison floorspace as appropriate 3. manage change on economic development sites so as to maximise job opportunities within the local area 4. protect the open green hillsides to the east which encompass the Pucklechurch Ridge, Shortwood Hill and Oldland Ridge, as well as Hanham Hills to the south, which provide important backdrop views from the urban areas making a significant contribution to the character and quality of the East Fringe of Bristol 5. protect and enhance existing formal and informal green assets, and take opportunities to create new links including green streets and public spaces to form a network of green spaces for biodiversity, recreation and play, to address the current under-provision in the urban area 6. provide for access to the open countryside through a network of footpaths and bridleways as well as strategic green corridors, such as the Avon and Siston valleys, the long distance footpaths, and via the commons and Warmley Forest Park to an enhanced Community Forest park centred around Overscourt Wood 7. seek opportunities to protect and enhance sport and recreation provision to correct the current under-provision in this area 8. recognise, protect and enhance the heritage assets of the area, including the distinctive industrial and non-conformist heritage and the Avon Valley Railway 9. make provision for and seek contributions towards the North Fringe to Hengrove Rapid Transit route, the Temple Meads to Emersons Green route, an orbital bus service linking The Mall with Emersons Green, and other strategic transport infrastructure, in accordance with Policy CS7 10. protect and enhance bus services to central Bristol and nearby settlements 11. seek opportunities to provide safe and convenient routes across the locality for pedestrians and cyclists, including enhancement to the Railway Path as a strategic cycle/walking link to Bristol and the open countryside 12. demonstrate through the preparation of appropriate Flood Risk Assessments, surface water management plans and drainage strategies, how flood risk will be managed.

HIGH QUALITY DESIGN

Development will only be permitted where the highest possible standards of design and site planning are achieved. Information submitted with an application should be proportionate to the scale, significance and impact of the proposal. Development proposals will be required to demonstrate that: 1. Siting, form, scale, height, massing, detailing, colour and materials, are informed by, respect and enhance the character, distinctiveness and amenity of both the site and its context; and 2. density and overall layout is well integrated with existing adjacent development and connected to the wider network of foot, cycle and public transport links; and 3. existing features of landscape, nature conservation, heritage or amenity value and public rights of way, are safeguarded and enhanced through incorporation into development; and 4. if the proposed scheme is of a sufficient scale or significance, explain how the development contributes towards the vision and strategic objectives of the locality and (as appropriate) how account has been taken of: • community consultation • Green Infrastructure objectives • the South Gloucestershire Landscape Character Assessment (2005) • the Cotswolds AONB Management Plan • endorsed parish plans, town centre strategies and village design statements • adopted Conservation Area Appraisals, Management Plans, and • other design guidance and/or Area Action Plans that may be adopted as SPD from time to time; and in order to assist in meeting climate change and health and well-being objectives, proposals will be required in particular to: 5. enhance existing or develop new public realm (and associated management & maintenance regimes) that enables people to gain access safely and conveniently, particularly to serve the needs of: • pedestrians and cyclists • children, the disabled and older people, and • with regard to residential and mixed use schemes, provide opportunities for social interaction and play; and 6. ensure soft landscape proposals form an integral part of the design for the site and seek to make a net contribution to tree cover in the locality (particularly in urban areas), and prioritise biodiversity objectives and local food cultivation where possible; and 7. where the scale, location and/or significance of the development proposal warrants it, embed public art within the public realm or in a location where it can be viewed from public areas; and 8. ensure the design, orientation and location of buildings, roof pitches, windows, habitable rooms, lighting and soft landscaping help to achieve energy conservation, the protection of environmental resources and assist the appropriate siting of renewable and/or low carbon energy installations and infrastructure. Schemes that can demonstrate that they will outperform statutory minima, such as the building regulations, in terms of sustainable construction, at the time of construction commencement, will be considered a primary indicator of good design. All new developments will be required to meet the building regulations current at the time of full planning or reserved matters approval. Until the 'Zero Carbon' building regulations are implemented major residential (10 or more dwellings) and mixed-use schemes will be encouraged to achieve full compliance with each Code level (currently level 3) or above, and/or Building Research Establishment Environmental Assessment Method (BREEAM) 'very good' or other equivalent standard; and 9. take account of personal safety, security and crime prevention; and 10. ensure sufficient space provision is designed in for the sorting and storage of recyclable waste materials in a convenient location, the composting of household waste (where practicable), and the collection of these and other waste materials and, in larger development schemes, for recycling on site; and 11. take account of the South Gloucestershire Strategic Flood Risk Assessments and provide, where appropriate, measures to manage flood risk and prepare surface water management plans. At the detailed planning application stage, residential development of more than 10 dwellings, will be expected to demonstrate how Building for Life (BFL12) criteria (or any nationally recognised methodology that may supercede Building for Life) will be achieved.

Safeguarded Economic Development Sites

The Council will safeguard the areas of employment land identified in Tables 1 and 2 for employment use. Priority on the safeguarded sites will be given to uses which fall within the B Use Classes. Retail and other main town centre uses will have to meet the sequential test set out in national policy. Office development outside town centres may be appropriate as this reflects the existing pattern of development in South Gloucestershire and is in line with the local and sub-regional strategy. Residential use will not be acceptable as provision has been made elsewhere in the Core Strategy. Within the boundaries of some safeguarded areas there are areas of Green Infrastructure which will continue to be protected and managed as green assets.

Non-Safeguarded Economic Development Sites

Proposals for change of use on economic development sites not safeguarded in Policy CS12, within the settlement boundaries of the urban areas and villages defined on the Proposals Map, will not be allowed unless it can be clearly demonstrated that all reasonable attempts have failed to secure a suitable economic development re-use. Where these circumstances occur, then priority will be given to alternative uses in the following sequence: 1. a mixed use scheme 2. a residential only scheme.

SEVERNSIDE

Land at Severnside will be safeguarded and developed for distribution and other extensive employment uses, including energy generation, broadly in line with the extant planning permissions dating from 1957 and 1958. Notwithstanding the differing planning status of individual land parcels, the Council will continue to work with landowners, Bristol City Council, the Local Enterprise Partnership and statutory agencies to provide a strategic development approach which will help to deliver development while mitigating site constraints, including flood risk, coastal protection, biodiversity, archaeology and transportation. Opportunities to enhance the sustainability of the area through, for example development of an energy grid, will also be explored and delivered where feasible.

DISTRIBUTION OF ECONOMIC DEVELOPMENT LAND

The Council will maintain a supply of economic development land in accordance with the Strategy for Development set out in Policy CS5. This will be distributed as follows: Location - Total (Ha) North Fringe of Bristol urban area Safeguarded areas - 355 Ha East Fringe of Bristol urban area Safeguarded areas - 147 Ha Yate & Chipping Sodbury Safeguarded areas - 88 Ha Allocated within the new neighbourhood at North Yate - Up to 9 Ha Thornbury Safeguarded areas - 19Ha Rural Area Safeguarded areas - 14 Ha Severnside Safeguarded area (existing area with planning permission) - 635 Ha In addition to the above there is also provision for employment uses in the interim safeguarded sites listed in Policy CS12 Table 2, the sites within settlement boundaries covered by Policy CS13 and in rural employment sites.

SAFEGUARDED AREAS FOR ECONOMIC DEVELOPMENT

Land identified in Table 1 will be safeguarded for economic development. Proposals for change from B Use Classes to other economic development uses, including town centre uses, or to non-employment uses, will need to demonstrate that: 1. the proposal would not prejudice the regeneration and retention of B Use Classes elsewhere within the defined employment area; and 2. it can be clearly demonstrated that it would contribute to a more sustainable pattern of development in the local area as a consequence of the appropriateness of the proposed use to the location; and 3. the proposal would improve the number or range of jobs available in the local area; and 4. no suitable alternative provision for the proposal has been made elsewhere in the Local Development Framework. Development proposals on sites identified in Table 2 will be assessed against the above criteria unless a more fundamental review of their long term future, to enable regeneration in line with Policies CS25, CS26, CS28 or CS30, is resolved through endorsed Concept Statements (as set out in the Council's SCI), masterplan SPD or the Policies, Sites and Places DPD.

THE UNIVERSITY OF THE WEST OF ENGLAND

In the period up to 2027 the University of the West of England, Frenchay Campus will be further developed for academic and research purposes, including the provision of student housing, and as a focal point for wider community, exhibition & conference, sporting and cultural facilities. In order to provide for satisfactory integration with surrounding areas, development will be planned on a comprehensive basis in accordance with the vision, Policy CS25 and partnership priorities for the communities of the North Fringe of Bristol, high quality design principles as set out in Policy CS1 and an agreed Concept Statement for the Campus. In particular the Council will support development proposals that provide for: 1. the creation of a vibrant creative learning and research environment 2. the consolidation of satellite campuses onto the Frenchay site and the creation of a focal public space within the new campus 3. improved public transport connections to and through the site and stopping points, including the provision of the Cheswick bus link, a potential rapid transit route (as part of the Bristol North Fringe to Hengrove Rapid Transit route), and an improved bus interchange 4. additional foot and cycle routes through the site, to facilitate access to neighbouring residential, commercial and retail areas, including Southmead Hospital 5. enhanced community access to existing and proposed social, cultural, sporting and recreational facilities on site, including a proposed Centre for the Performing Arts 6. high Quality public realm 7. an enhanced and well integrated Green Infrastructure and surface water drainage network; and 8. substantial reductions in carbon dioxide emissions across the estate. This could include a renewable or low carbon Energy Centre and distribution network that would provide heat and power to the site and potentially neighbouring land-uses. Proposals will include a green travel plan (including measures that assist control of off-site parking in nearby residential neighbourhoods).

Renewable and Low Carbon Energy Generation

Proposals for the generation of energy from renewable or low carbon sources, provided that the installation would not cause significant demonstrable harm to residential amenity, individually or cumulatively, will be supported. In assessing proposals significant weight will be given to: 1. the wider environmental benefits associated with increased production of energy from renewable sources 2. proposals that enjoy significant community support and generate an income for community infrastructure purposes by selling heat or electricity to the National Grid 3. the time limited, non-permanent nature of some types of installations; and 4. the need for secure and reliable energy generation capacity, job creation opportunities and local economic benefits. Renewable or low carbon energy installations will not be supported in areas covered by national designations and areas of local landscape value unless they do not individually or cumulatively compromise the objectives of the designations especially with regard to landscape character, visual impact and residential amenity. Developments will also be required to meet objectives of Policy CS1 (High Quality Design), as far as engineering requirements permit.

NUCLEAR RELATED DEVELOPMENT

In its role either as determining authority for associated development, or as consultee for applications to other bodies, and within the provisions of national policy, the Council will when assessing and responding to emerging proposals for nuclear related development including that associated with or ancillary to the existing or proposed Oldbury Power Stations, will seek to ensure compliance, where appropriate or relevant, with the following: 1. any relevant development plan documents and neighbourhood plans should shape the approach to the development of proposals for nuclear related development and any associated development or infrastructure; and 2. in order to minimise impact and maximise re-use of existing facilities and materials, opportunities have been taken where feasible to integrate the requirements of a new build power station at Oldbury with the proposed decommissioning of the existing power stations; and 3. highways and transport proposals for Oldbury NNB form part of a robust transport and logistics plan that has regard to Policies CS36 and CS37 and minimises adverse transport impacts to an acceptable level, including those arising during the construction, operation and decommissioning and restoration stages. Proposals should where feasible make a positive contribution to transportation policy objectives in the locality, and should include multi-modal solutions and investment that encourages travel by public transport, walking and cycling; and 4. the requirements of the temporary workers should be met in a way that minimises impact on the local housing market to an acceptable level, including the ability of those on low incomes to access the private rented sector, affordable housing and other housing services, or result in unacceptable adverse economic, social or environmental impacts; and 6. the siting and design of associated development should be informed by a consideration of legacy uses, so that investment in elements such as infrastructure, buildings, ecological and landscape works brings long term benefits. Where appropriate delivery plans should be agreed for legacy uses during the pre-application process that will inform the approach to the design and layout of the associated development sites, as well as the framing of a S106 and/or other agreements and CIL payments; and 7. the scheme layout and design and the scale of green infrastructure proposed should avoid, minimise mitigate or compensate for visual, landscape and ecological impacts on the local and wider area, as well as on cultural and historic aspects of the landscape, both in the short and longer term. Proposals will be expected to be commensurate with the scale of the development, and the extent of its impact; and 8. the provision of procurement, employment, education, training and recruitment strategies and delivery plans should be agreed by the Council at an early stage of project development, with an objective to maximise employment, business and training opportunities for the local communities both in the short and longer term; and 9. where community infrastructure is provided for construction workers, for example park and ride facilities, shops, healthcare and sports and leisure facilities, where feasible this should be sited and designed so that it can be made available for community use during the construction phase and ultimately, where appropriate, serve a community legacy use. Where there would be additional impacts or demands on existing facilities the Council will seek appropriate contributions for off-site facilities; and 10. proposals should include appropriate measures for promoting social cohesion and community safety; and 11. the burden and disturbance borne by the community in hosting a major national or regional nuclear related infrastructure project should be recognised; and appropriate packages of community benefits will be sought to offset and compensate the community for the burden and disturbance imposed by hosting the project. 12. any proposal (outside a DCO) to treat, store or dispose of Very Low level, Low Level or Intermediate Level Waste or to treat or to store spent fuel arising from the existing nuclear power station or any future nuclear development or from elsewhere within or outside the Council area, in an existing or proposed facility on or off the nuclear site would need to: - be strongly justified - demonstrate that the planning impacts are acceptable; and - demonstrate that the environmental, social and economic benefits outweigh any negative impacts. It is possible that as the project develops, due to unforeseen consequences resulting from the construction and operation of Oldbury, the Council may require additional information from, or works to be carried out by the developer and may, as a result, seek to re-negotiate any mitigation or compensation package in order to off-set any additional impacts or burdens borne by the community affected. The developer should build in review mechanisms to monitor the full range of impacts, and to review the adequacy of mitigation or compensation measures and to make adjustments as necessary.

Renewable or Low Carbon District Heat Networks

Any applications to develop a thermal generating station or proposals that have a capacity to generate significant waste heat as part of an industrial or commercial process must either: 1. include heat recovery and re-use technology; and 2. heat distribution infrastructure; or 3. provide evidence that heat distribution has been fully explored and is unfeasible. Major development proposals (more than 100 dwellings that are wholly or in part greater than 50dph, or non-residential of more than 10,000sqm) should, where practical and viable: 4. include renewable or low carbon heating or CHP generation and distribution infrastructure on-site and demonstrate how opportunities to accommodate an energy and or district heating solution have been maximised, taking into account density, mix of uses, layout and phasing; or 5. connect to an existing renewable or low carbon heat distribution network; or 6. provide a heat distribution network as part of the development where there are firm proposals for renewable or low carbon heat generation or CHP and distribution in the locality within a reasonable time frame; or 7. provide evidence that renewable and low carbon sources of heating or CHP have been fully explored and are unfeasible. Developments of less than 100 dwellings or 10,000sqm of non-residential floorspace should connect to any existing available district heat network(s) in the vicinity, providing this is practical and would not adversely affect the

Rural Areas

Development plan documents and development proposals will take account of the vision for the rural areas and partnership priorities, accord with Neighbourhood Plan initiatives and will: 1. protect, conserve and enhance the rural areas' distinctive character, beauty, wildlife, landscape, biodiversity and heritage 2. protect the best and most versatile agricultural land and opportunities for local food production and cultivation to provide for nearby urban areas and settlements 3. protect the unique and valuable setting provided by the rural areas to the urban areas and other settlements in South Gloucestershire, which contributes to the district's distinctive sense of place and identity 4. protect the designated Green Belt and the Cotswolds AONB from inappropriate development 5. maintain the settlement boundaries defined on the Policies Map around rural settlements until they are reviewed either through Neighbourhood Plans, the Policies, Sites and Places DPD or a replacement Local Plan following engagement with local communities and other stakeholders/partners 6. provide affordable housing through Policy CS19 (Rural Exception Sites), Policy CS18 (Affordable Housing) Neighbourhood Planning and give consideration to allocating Affordable Housing Only Sites, with any allocations to be identified in the Policies, Sites and Places DPD 7. protect rural employment sites, services and facilities and support farm diversification in order to provide local employment, sustain rural and village life and reduce the need to travel 8. encourage contributions to appropriate new communication technologies (e.g. high speed broadband) which will support working from home and other rural enterprises 9. support renewable energy proposals where they conform to Policy CS3 (Renewable, Low Carbon & Decentralised Energy Generation) 10. seek contributions to providing Green Infrastructure, including woodland, public transport, walking, cycling and bridleway links to and from the rural area, in recognition of the rural area as a valuable recreation and tourist asset and in order to promote healthier life styles 11. deliver with partners, and seek contributions to, the Rural Transport Package on improved accessibility and transport provision detailed in Policy CS7 (Strategic Transport Infrastructure) 12. demonstrate through the preparation of appropriate Flood Risk Assessments, surface water plans and drainage strategies, how flood risk will be managed 13. recognise the role that rural areas can make to projects and initiatives that address and adapt to the challenges of climate change

GREEN INFRASTRUCTURE

The Council and its partners will ensure that existing and new Green Infrastructure (GI) is planned, delivered and managed as an integral part of creating sustainable communities and enhancing quality of life, considering the following GI objectives: 1. realising the potential of Green Infrastructure to assist with mitigation of, and adaption to, climate change 2. delivering high quality multi-functional and connected open spaces (including Green and Blue Infrastructure) 3. protecting, creating and improving recreational, play, access and local food cultivation opportunities 4. protecting and enhancing species and habitats, and creating new habitats and wildlife linkages between them 5. conserving and enhancing landscape character, historical, natural, built and cultural heritage features 6. securing ongoing management and maintenance and creation of GI assets 7. joint working with partners, including neighbouring local authorities. The attainment of the above objectives should be addressed by development proposals and Local Plan Documents.

GREEN INFRASTRUCTURE, SPORT AND RECREATION STANDARDS

Green Infrastructure assets are integral to sustainable communities. Where existing Green Infrastructure provision, including informal recreational open space, outdoor sports facilities, playspace, allotments, and natural/semi-natural spaces are inadequate in terms of providing for the quantity, quality and accessibility to meet the projected needs arising from the future occupiers of new development, those occupiers' needs must be met by the new development, together with provision for subsequent management and maintenance. Provision for Green Infrastructure, outdoor space, sport and recreation facilities will be sought according to the following principles: 1. new developments must comply with all the appropriate local standards of provision in terms of quantity, quality and accessibility 2. provision must be delivered on-site, unless it is demonstrated that partial or full off-site provision or enhancement creates a more acceptable proposal; and 3. the functionality and usability of spaces and facilities must be suitable for their intended purposes. New developments may also be required to contribute to Green Infrastructure schemes identified in the Green Infrastructure Strategy and the requirements contained within the Design Policy CS1. New Green Infrastructure should be an integral part of new employment areas, and should meet local objectives to be agreed as part of the planning application process. These spaces should adhere to the Green Infrastructure objectives (Policy CS2) and be managed to allow open access to both local workers and residents, unless it can be demonstrated that there is an overriding security issue such that access to local residents should be restricted. Environments for play are required to be delivered as an integral part of site design within both public and semi-private communal open space areas.

MANAGING THE ENVIRONMENT AND HERITAGE

The natural and historic environment is a finite and irreplaceable resource. In order to protect and manage South Gloucestershire's environment and its resources in a sustainable way, new development will be expected to: 1. ensure that heritage assets are conserved, respected and enhanced in a manner appropriate to their significance 2. conserve and enhance the natural environment, avoiding or minimising impacts on biodiversity and geodiversity 3. conserve and enhance the character, quality, distinctiveness and amenity of the landscape 4. be located away from areas of flood risk 5. reduce and manage the impact of flood risk through location, layout, design, choice of materials and the use of Sustainable Drainage Systems (SuDS) 6. protect the quality and quantity of the water environment and its margins 7. avoid the undeveloped coastal area 8. utilise natural resources, including minerals, soils and water, in an efficient and sustainable way 9. maximise opportunities for local food cultivation by (a) avoiding the best and most versatile agricultural land and; (b) safeguarding allotment sites 10. promote the re-use of contaminated land with appropriate remediation 11. protect land, air and aqueous environments, buildings and people from pollution and 12. avoid unstable land unless appropriate mitigation or remediation measures can be taken.

HOUSING DENSITY

Housing development is required to make efficient use of land, to conserve resources and maximise the amount of housing supplied, particularly in and around town centres and other locations where there is good pedestrian access to frequent public transport services. In addition, the density of new development should be informed by the character of the local area and contribute to: 1. the high quality design objectives set out in Policy CS1 2. improving the mix of housing types in the locality; and 3. providing adequate levels of public open space, semi-private communal open space and private outdoor space.

HOUSING DIVERSITY

In order to support mixed communities in all localities, new housing development, comprising both market and affordable, must provide a wide variety of housing type and size to accommodate a range of different households, including families, single persons, older persons and low income households, as evidenced by local needs assessments and strategic housing market assessments. On the strategic sites which are key to the implementation of the Core Strategy, the broadest possible mix should be achieved. Such a mix should reflect: 1. the guidance on the amount and type of affordable housing set by Policy CS18; and 2. the need to provide for smaller family houses, in order to enable new households to get on the housing ladder and for older households to downsize. On all other sites, the mix of housing should contribute to providing choice in tenure and type, having regard to the existing mix of dwellings in the locality and the character and relative accessibility of the location. Sub-division of existing dwellings to form flats and building on gardens will be allowed where this would not adversely affect the character of an area and where, cumulatively, it would not lead to unacceptable localised traffic congestion and pressure on parking. Such development will be allowed where each home has adequate private/semi-private and/or communal outdoor space and where occupiers have access to adequate open and play space within the immediate vicinity. Housing developments will also need to contribute to the provision of homes that are suitable for the needs of older people, persons with disabilities and those with other special needs, in a way that integrates these people with the wider community.

AFFORDABLE HOUSING

The Council is committed to improving affordable housing provision to meet housing need in South Gloucestershire. This will be achieved through: 1. requiring developers to achieve 35% on-site affordable housing on all new housing developments, normally without public subsidy, in urban areas of 10 or more dwellings, or 0.33 hectares irrespective of the number of dwellings (except in rural areas where the threshold will be 5 or more dwellings or 0.20 hectares) unless the developer demonstrates that the economic viability of a particular site is affected by specific factors and as a result that a lower percentage should be provided without public subsidy, in which case other financial contributions should be sought to achieve the 35% requirement 2. delivery of direct provision on sites by registered providers 3. the delivery of Rural Housing Exception sites in accordance with Policy CS19 4. providing affordable housing in suitable mixed use schemes, where this would form a viable element of a commercial development, and through existing properties in need of investment brought back into use as permanent affordable housing by registered providers 5. seeking off-site provision, or a broadly equivalent financial contribution in lieu of on-site provision, but only in exceptional circumstances where it can be robustly justified, for the provision of affordable housing elsewhere in South Gloucestershire; and 6. empowering local communities through opportunities presented by Neighbourhood Planning. In implementing this policy the Council will negotiate the maximum level of affordable housing on each site that is feasible up to the 35% figure and will aim to ensure that: 7. developments contribute to a range of housing provision in local areas, with the aim of achieving mixed and balanced communities, and refer to the findings of the Strategic Housing Market Assessment, (and in rural areas, where appropriate, to local housing needs surveys), in providing the specific housing mix required to meet housing needs; and that 8. the different types of defined affordable housing are used effectively to maximise appropriate provision in line with the West of England Strategic Housing Market Assessment 2009 or as updated by future housing market assessments.

RURAL HOUSING EXCEPTION SITES

Proposals for permanent affordable housing to meet an identified local need (including a small element of market housing where this will facilitate the successful delivery of the affordable housing) will be permitted as an exception on sites where market housing would not normally be acceptable. Proposals should be: 1. supported by an approved housing needs survey 2. well related to a rural settlement 3. modest in scale and in keeping with the form and character of the settlement and local landscape setting; and 4. supported or initiated by the appropriate Parish Council. Permission will be subject to conditions, or a legal obligation will be negotiated, to ensure that the affordable housing is reserved in perpetuity for those in local affordable housing need.

EXTRA CARE HOUSING

In order to assist in meeting emerging need, and creating sustainable, inclusive and mixed communities, the provision of Extra Care Housing will be required in South Gloucestershire, including the new neighbourhoods identified in Policies CS26, CS27 and CS31. Regard will be had to the nature of a scheme to determine whether it comes within category C2 or C3 of the Use Classes Order and is subject to the provisions of Policy CS18 in relation to affordable housing provision. Extra Care schemes should be located so they are accessible to local facilities, proportionate in scale to the locality and provide ancillary facilities as part of the development. These ancillary facilities should complement locally available amenities and be made available to the wider community.

GYPSY AND TRAVELLER ACCOMMODATION

Provision will be made for Gypsy and/ Traveller accommodation through the Policies, Sites and Places DPD or a replacement local plan (whichever is the sooner) following a review of the need for further pitches up to 2027. Additional provision will be addressed through the intensification of existing sites in the first instance while not excluding sites in the new neighbourhoods. Applications for Gypsy and Traveller windfall sites will be considered having regard to the outstanding level of need and in accordance with the most recent government guidance. Sites for Gypsies and Travellers will be considered appropriate where they meet the following criteria: 1. the development would not have unacceptable environmental effects; and 2. the land is not the subject of unacceptable levels of noise disturbance, air pollution, smell, dust or contamination; and 3. the proposal would not unacceptably prejudice the amenities of existing and new neighbouring residential occupiers; and 4. adequate provision is made for vehicular access, parking and manoeuvring. Preferably sites should be within a reasonable distance of local services and facilities, though more remote sites may be acceptable. Proposals for sites within the Green Belt or Cotswold AONB will only be acceptable where it can be demonstrated that very special circumstances exist. Existing authorised land for accommodation by Gypsies and Travellers will be safeguarded at the following sites: 1. Hill View, Badminton Road, Nibley 2. Swan Lane, Winterbourne (3 sites) 3. Frampton Park, (Cog Mill), Bristol Road, Frampton Cotterell 4. Elm Farm, Westerleigh Road, Westerleigh 5. Green Orchards, Berwick Lane, Easter Compton 6. Shortwood Yard, Shortwood Hill, Pucklechurch 7. Greengate Yard, Shortwood Hill, Pucklechurch 8. Parkfield Road, Pucklechurch (2 sites) 9. Siston Lane, Siston (2 sites) 10. Orchard Farm, Pomphrey Hill, Mangotsfield 11. Westerleigh Road, Mangotsfield 12. Burton Road, Tormarton (2 sites) 13. Appletrees, New Street, Charfield 14. Bank Road, Pilning 15. Henfield Paddock, Henfield Road, Coalpit Heath 16. Cottage View, Gloucester Road, Almondsbury 17. 56 Ram Hill, Coalpit Heath 18. Moor Paddock, Westerleigh Road, Pucklechurch 19. Tall Trees, Over Lane, Almondsbury 20. Bridge View, Westerleigh Road, Westerleigh 21. Meadow View, Shortwood Road, Pucklechurch 22. Highwood Park, Highwood Road, Patchway 23. Northwood Park, Old Gloucester Road, Winterbourne 24. Homefield, Hall End Lane, Wickwar 25. 1 Dibden Lane, Emersons Green 26. Land at Giddy End, High Lane, Winterbourne 27. The Meadows, Parkfield, Pucklechurch 28. Leechpool Dairy Farm, Tanhouse Lane, Yate 29. Caravan Near Aust Services, Sandy Lane, Aust 30. Tytherington Road Nursery, Tytherington Road Thornbury

TRAVELLING SHOWPEOPLE

Provision will be made for Travelling Showpeople through the Policies, Sites and Places DPD in accordance with identified need and taking into account other provision within the district. Sites for Travelling Showpeople will be considered appropriate where they meet the following criteria: 1. the development would not have unacceptable environmental effects; and 2. the land is not the subject of unacceptable levels of noise disturbance, air pollution, smell, dust or contamination; and 3. the proposal would not prejudice the amenities of neighbouring residential occupiers; and 4. adequate provision is made for vehicular access and parking; and 5. sites are within a reasonable distance of local services and facilities. Applications for unallocated sites will be considered having regard to the above criteria and in accordance with identified need. Unallocated sites within the Green Belt or Cotswolds AONB will only be acceptable where it can be demonstrated that very special circumstances exist. Existing land for accommodation by Travelling Showpeople will be safeguarded at the following sites: 1. Fairlands, Earthcott Green, Alveston 2. Acres Fair, North Road, Yate 3. Frog Lane, Coalpit Heath 4. Land at Beanwood Park, Wapley 5. The Burgage, Chipping Sodbury 6. Land at Cotswold Road, Chipping Sodbury 7. Land at Alexandra Road, Coalpit Heath 8. Land at the Causeway, Coalpit Heath 9. Land at Park Lane, Frampton Cotterell 10. Land adjacent to Hares Farm, Mapleridge Lane, Yate 11. Bristol Rd, Cromhall 12. Engine Common Lane, Yate

CRIBBS / PATCHWAY NEW NEIGHBOURHOOD

A major mixed use development is planned on 480ha of land at Cribbs Causeway, Patchway and Filton, as defined in Figure 6. Within the new neighbourhood through the preparation and adoption of a Supplementary Planning Document, provision will be made for approximately 5,700 dwellings in new mixed use communities, around 50 ha of employment land, and greater diversity of commercial uses including additional retail, together with supporting infrastructure and facilities. Development will be comprehensively planned and phased to ensure full integration between the different uses and provision of ancillary facilities and supporting infrastructure, both within and beyond the area. This area will be a major focus for redevelopment and regeneration, and will deliver: 1. social and physical regeneration through the substantial improvement of community infrastructure, public open space, access and movement, and the provision of a high quality built environment and public realm that is comprehensive and integrated (areas 1-4 on Figure 6) 2. the continued investment and focus of the area as a centre of excellence for the aerospace sector (character area 3 on Figure 6), including upgrading the quality of the local environment and range of services and facilities 3. An integrated and comprehensive approach to access and transport, including significant improvement to pedestrian, cycle and public transport networks, improvements to road networks across and beyond the area including the Strategic Road Network, and the safeguarding of land for a new railway station(s) 4. a co-ordinated approach to carbon reduction, and new renewable and low-carbon energy generation and distribution networks 5. the continued operation of the Great Western Air Ambulance Charity and Police Air Operations 6. protection, enhancement and provision of cultural and heritage facilities related to the long term legacy of engineering and aviation at Filton, including the Bristol Aero Collection and the Concorde Museum 7. sporting and commercial facilities including scope for hotels, conferencing and spectator sports 8. proportionate provision of and/ or contributions to supporting infrastructure and facilities. Development proposals will be required to demonstrate that they are in accordance with the SPD. They should positively facilitate and not prejudice the development of surrounding areas of the New Neighbourhood, and meet the overall vision for the transformation of the area. The new residential neighbourhood(s) and commercial areas will provide for: 9. a range of housing types and tenures in accordance with Policies CS17 and CS18 10. a secondary school, primary schools and full day nursery facilities sufficient to meet the needs of the new communities 11. library, doctors surgery, community meeting space(s), indoor sport, children's and youth facilities 12. local retail, food and drink outlets (within character areas 1-3 on key diagram) 13. well planned and integrated Green Infrastructure, sport and recreation provision, particularly alongside the Henbury Trym, in accordance with Policies CS2 and CS24 14. the Cribbs/Patchway New Neighbourhood Transport Package (see Policy CS7); including safeguarded land for a new rail passenger station(s) 15. a waste transfer

NORTH YATE NEW NEIGHBOURHOOD

A major mixed use development is planned on land in North Yate as defined on the Proposals Map. Within the new neighbourhood provision will be made for 2,700 dwellings within the plan period and up to 3,000 dwellings in total (at an average density of 45 dwellings per hectare) together with employment opportunities, social and community facilities, associated infrastructure and utilities. The Council will prepare a Supplementary Planning Document (SPD) as the preferred policy mechanism to secure a framework for comprehensive development for the North Yate New Neighbourhood unless the development partners deliver a co-ordinated masterplan and agree financial and land value cost of on-site provision that together integrate the design and the delivery of the required infrastructure across all sites within the North Yate New Neighbourhood Area. Development will be comprehensively planned, and delivery co-ordinated and phased through the SPD (unless the alternative mechanism is agreed) to ensure full integration between the different land ownerships, land uses and the provision of all services, facilities, associated infrastructure and utilities, both within and beyond the housing allocation in accordance with this Policy, the Vision for Yate and Chipping Sodbury, Policy CS30, the partnership priorities for Yate & Chipping Sodbury communities, and the high quality urban design principles set out in Policy CS1. Development will be contingent upon the provision of appropriate sewerage infrastructure. No more than 750 dwellings will be allowed prior to the completion of the strategic sewerage infrastructure. Residential development will provide for a range of types and tenures in accordance with Policies CS17 and CS18. The new neighbourhood will incorporate up to 9ha of employment land. Opportunities for modern working practices within residential dwellings to enable people to work from their homes must also be delivered. A through road linking Randolph Avenue to the B4060 (Peg Hill) will be delivered as part of this new neighbourhood. Development will not impact on the special separate identity of Yate Rocks and a strategic green infrastructure corridor on the eastern edge of the new development will be retained and enhanced. Development will also provide the following infrastructure: 1. Two Primary Schools for approximately two forms of entry each and a full day nursery 2. a multi-use local centre comprising community meeting space, provision of a home working hub facility, doctors surgery, and facilities for children and young people 3. local retail, food and drink outlets 4. off-site contribution to extend Yate Library 5. the potential provision of pitches for Gypsies and Travellers 6. an Extra Care Scheme 7. Green Infrastructure, sport and recreation provision (including the provision of allotments), in accordance with Policies CS2 and CS24 8. enhancement of sport and recreation facilities, particularly on-site and at Yate Outdoor Sports Complex 9. contribution to waste disposal and recycling 10. contribution to the Yate and Chipping Sodbury Transport Package (see Policy CS7) 11. measures to slow traffic and retain the 'green' character of Tanhouse Lane 12. neighbourhood-wide wireless internet network 13. contribution to the provision of public arts, performance and cultural space to be located in the town centre 14. contributions will be sought for the provision of secondary school places in the locality. This list is not exhaustive and development should also meet other policies of the Local Plan and the provision of necessary utilities as appropriate.

HOUSING OPPORTUNITY

The preferred location for a housing opportunity area is to the north of Thornbury near to the Castle School (as indicated in Figure 13), where potential exists for up to 500 dwellings to be delivered within the plan period. Development will be planned comprehensively in accordance with the vision, Policy CS32, and high quality urban design principles as set out in Policy CS1. In addition proposals will need to demonstrate that the development would not adversely impact upon the historic environment of Thornbury and its setting. Where adverse impacts cannot be avoided these impacts should be minimised by the use of sensitive high quality design and mitigation including appropriate enhancements to the historic environment of Thornbury and its setting. The housing capacity of the area north of Thornbury and near the Castle School will be confirmed through the satisfactory completion of: 1. an Historical Environment Character Assessment which will also inform the layout and scale of development to help mitigate any possible impact on heritage values and assets; and 2. technical work to demonstrate that development would not increase the likelihood or severity of flooding either at Thornbury or further downstream at Oldbury. The design of the development, informed by extended habitat and protected species surveys, will incorporate appropriate buffer zones around features of ecological importance. The design will address the need for connectivity between the Medieval fishponds and Park Mill Covert to the west along the stream corridor. Development will need to address the following: 3. contributions to education provision where local education provision is inadequate to meet the needs arising from the future occupiers. Appropriate provision in scale and kind will be sought. Uses which may be required to meet wider community and Green Infrastructure needs, including a high level of footpath/bridleway permeability through the development and into the surrounding countryside. 4. improved transport links via Park Road from new development to the town centre to ensure its integration into the existing community. Any new vehicular access onto Butt Lane/Oldbury Lane will need to address any other related highway improvements arising from the development, including improved pedestrian and cycle routes to and from the town centre. 5. a range of house types and tenures in accordance with Policies CS17 and CS18. This list is not exhaustive and development should also meet other policies of the Local Plan and the provision of necessary utilities as appropriate. Further details are also set out in the Infrastructure Delivery Plan. A further site is identified on land off Morton Way North and is capable of providing an additional 300 dwellings. This is required to enable the Council to provide sufficient housing land in order to meet its 5 year housing land target and an additional 20% buffer of housing land in accordance with the National Planning Policy Framework.

Distribution of Housing

Between 2006 and 2027, covering a period of up to 14 years from adoption of the Plan, a supply of deliverable and developable land will be identified to secure the delivery of a minimum of 28,355 new homes in accordance with the plan, monitor and manage approach and the location of development set out in Policy CS5. The indicative phasing capacity is shown below. 2013/14-2017/18 (5yrs) | 2018/19-2022/23 (5yrs) | 2023/24-2026/27 (4yrs) | Total 2006-2027 Completions 2006 – 2013: 5,810 North & East Fringes of Bristol urban area: - Existing Local Plan Allocations: 4,175 | 2,885 | - | 7,060 - Potential housing sites, including infill development: 4,175 | 2,885 | - | 7,060 - New Neighbourhoods: East of Harry Stoke: 370 | 900 | 730 | 2,000 - New Neighbourhoods: Cribbs/Patchway: 1,265 | 2,400 | 2,035 | 5,700 Rest of South Glos: - Potential housing sites, including infill development: 805 | 160 | - | 965 - New Neighbourhood at Yate: 795 | 1,090 | 815 | 2,700 - Housing Opportunities at Thornbury: 800 | - | - | 800 - Small Site Windfall allowance: 750 | 750 | 600 | 2,100 TOTAL available supply (excluding completions, and inc. 20% "buffer" for the first five year period) 2013 - 2027: 10,125 | 8,435 | 4,180 | 22,740 TOTAL including completions 2006 - 2027: 28,550

EAST OF HARRY STOKE NEW NEIGHBOURHOOD

A major mixed use development is planned on land to the East of Harry Stoke extending south from Winterbourne Road to the A4174 Avon Ring Road, as defined on the Proposals Map. Within the New Neighbourhood provision will be made for approximately 2,000 dwellings in a new mixed use community. This will be supported by the preparation and adoption of a Supplementary Planning Document. Development will be comprehensively planned and phased to ensure full integration between different uses, provision of ancillary facilities and supporting infrastructure including the Stoke Gifford Transport Link, both within and beyond the area. It is essential that an area-wide adopted SPD is the policy delivery mechanism to ensure development is comprehensively planned and delivered in order to integrate with SGLP site 13 (Harry Stoke) and the Stoke Gifford Transport Link as set out in Policy CS7. Development will be undertaken in accordance with the vision, Policy CS25 and partnership priorities of the Bristol North Fringe communities, and high quality urban design principles as set out in Policy CS1. Development proposals will be required to demonstrate that they are in accordance with the SPD. They should positively facilitate and not prejudice the development of the New Neighbourhood, and meet the overall vision for the area. This area will be a major focus for development and will deliver: 1. a range of residential types and tenures in accordance with Policies CS17 and CS18 2. primary school(s) for approximately 3 forms of entry and full day nursery 3. a multi-use building comprising doctors surgery, library, community meeting space, children's and youth facilities 4. local retail, food and drink outlets 5. well planned and integrated Green Infrastructure including a strategic green corridor for amenity, recreation, woodland and wildlife use along the eastern edge of the site, sustainable urban drainage and allotments in accordance with Policies CS2 and CS24 6. sports pitches and changing facilities 7. the potential provision of pitches for Gypsies and Travellers 8. the East of Harry Stoke New Neighbourhood Transport Package (see Policy CS7) 9. junctions, public transport stops, pedestrian crossing points and street trees/landscaping in order to integrate the transport link with the new neighbourhood. 10. an Extra Care housing scheme; and 11. contributions will also be required for the provision of secondary school places in the locality. Special attention will be required to layout, building form, scale and roofscape, architectural treatment, and landscaping along ridgelines and slopes visible from the wider area. This list is not exhaustive and development should also meet other policies of the Local Development Framework and the provision of necessary utilities as appropriate. Further details are also set out in the Infrastructure Delivery Plan.

PROPOSALS FOR MAJOR INFRASTRUCTURE PROJECTS

In its role either as determining authority for associated development, or as consultee for applications to other bodies, and within the provisions of national policy, the Council will, taking into consideration the nature, scale, extent and potential impact of any development proposals coming forward, seek to ensure that development makes a positive contribution to the implementation of its vision, strategic objectives and strategy for development as set out in Chapter 4 and where appropriate other relevant local plans and supporting documents. The Council will therefore seek compliance, as appropriate or relevant, with the following: 1. the development and its associated / ancillary infrastructure, including any proposals for accommodation, education and training, employment, supply chain, transport, community, environmental and green infrastructure contribute to an overall balance of positive outcomes for local communities and the environment; and 2. provision of an assessment of how the consideration of alternatives has informed the proposals; and 3. provision of a comprehensive assessment of environmental, social, transport and economic impacts (positive, negative and cumulative) of the proposal during the construction, operation and where necessary, the decommissioning and restoration stages, and the delivery of measures where appropriate to avoid, minimise, mitigate and/ or compensate for harm caused; and 4. provision of contributions to the Local Authority or other appropriate and agreed organisation to offset any adverse impacts and harm caused by the project through effective engagement with local communities and the Council at the pre-application stage. The objective will be to identify measures, projects and services to enhance the long term well-being and sustainability of the communities affected; and 5. in recognition of any burden and disturbance borne by the community in hosting a major national or regional infrastructure project, the Council may require appropriate packages of community benefits to be provided by the developer to offset and compensate the community for the burden imposed by hosting the project; and 6. local economic and community benefits are where feasible maximised, through agreement of strategies for procurement, employment, education, training and recruitment with the Council at an early stage of project development; and 7. meeting the requirements of the legislative provisions of the Habitats Regulations 2010; and 8. the provision of flood protection measures to manage flood risk and, where feasible, deliver improvements in the locality. The provision of an assessment of anticipated impacts of the proposal on the surrounding marine and terrestrial environment and delivery of measures to manage and minimise any harm caused. In order to have sufficient information to be able to assess the effects of the proposals, the Council may request the preparation of management or delivery plans identifying the measures to be taken to maximise benefits and to mitigate and/or compensate for impacts where this is justified by national or local policy. These plans should identify the timetables for delivery and the systems and resources that will be used to implement the proposed measures.

Infrastructure and Developer Contributions

The Council will work with partners to deliver infrastructure, services and community facilities to improve the sustainability of its communities. The Council will also continually and positively work with communities, developers and infrastructure providers to ensure implementation of the plan is viable and not put at risk throughout the economic cycle as part of pursuing sustainable development. All new development of a sufficient scale that would add to the overall demand and impact on infrastructure will be required to provide: • site specific measures to directly mitigate the impact of the development • infrastructure, services and community facilities to mitigate its impacts on existing communities and provide for the needs arising from the development, including financial contributions towards their maintenance where appropriate. Where necessary infrastructure, services and community facilities cannot be provided on-site (in kind), financial contributions will be sought and may be pooled to secure the necessary off-site infrastructure investment to mitigate the cumulative impact of development(s).

Minerals

Supply Provision will be made for the extraction of 58 million tonnes of crushed rock between 2008 and 2026 (which represents 60% of the West of England's sub-regional apportionment) by maintaining a landbank of at least 10 years. In order to maintain this landbank, the existing Preferred Areas in the South Gloucestershire Minerals and Waste Local Plan will be rolled forward and any further resource requirement will be identified in the Policies, Sites and Places Development Plan Document. Any proposal for the working of clay will only be allowed where it would support the level of capital investment required to maintain or improve Cattybrook Brickworks, or would meet a shortfall in the supply of clay to this brickworks. Safeguarding Mineral resources will be protected from permanent sterilisation by identifying Mineral Safeguarding Areas for the indicative hard rock and shallow coal resources identified by the British Geological Survey. These safeguarding areas will be defined in the Policies, Sites and Places Development Plan Document, together with consideration of the need to safeguard other mineral resources. Until then, the Mineral Resource Areas defined on the Proposals Map will remain in effect.

PRESUMPTION IN FAVOUR OF SUSTAINABLE DEVELOPMENT

There is a presumption in favour of sustainable development. When considering proposals for sustainable development the Council will take a positive approach. It will work pro-actively with applicants to find solutions so that sustainable development can be approved wherever possible. Planning applications that accord with the policies in this Plan will be approved without delay unless material considerations indicate otherwise. Where there are no policies relevant to the application, or relevant policies are out of date at the time of making the decision, then the Council will grant permission unless material considerations indicate otherwise. Account will be taken of whether: 1. Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits when assessed against the policies in the National Planning Policy Framework and other policies in the Council's Local Plan, neighbourhood development plans, supporting supplementary planning documents and any emerging policy as it may be relevant. 2. Specific policies in the National Planning Policy Framework, other policies in the Council's Local Plan, neighbourhood development plans, supporting supplementary planning documents and any emerging policy as it may be relevant, indicate that development should be restricted.

LOCATION OF DEVELOPMENT

In order to deliver the Strategy for Development, the framework for the location and scale of development is: 1. Most new development will take place within the communities of the North and East Fringes of Bristol urban area: ❙ the focus will be the development of existing commitments and the remaining South Gloucestershire Local Plan allocations, together with delivery of the Greater Bristol Bus Network, and the planning for the West of England transport package and future schemes; and ❙ new neighbourhoods of sustainable communities will be developed at Cribbs/Patchway and to the east of Harry Stoke. 2. At Yate/Chipping Sodbury, new development will be of a scale appropriate to achieve greater self-containment and to improve the separate but inter-related roles and functions of the towns, focusing on investment in the town centres and improving the range and type of jobs ❙ provided infrastructure, particularly sewerage infrastructure, is delivered, a new neighbourhood at north Yate will be developed, supported by a package of transport measures and a new local centre. 3. At Thornbury, new development will be of a scale appropriate to revitalise the town centre and strengthen community services and facilities. 4. The economic potential of Severnside will be realised as a strategic location for a range of employment uses, subject to the resolution of flood risk, environmental and infrastructure issues and taking into account the most recent government legislation and guidance. 5. In the rural areas communities will be empowered to shape the future of their own local area through opportunities presented by Neighbourhood Planning. Outside the Green Belt (including settlements surrounded by the Green Belt): (a) small scale development may be permitted within the settlement boundaries of villages defined on the Policies Map (b) defined settlement boundaries will be maintained around rural settlements and reviewed in the Policies, Sites and Places DPD or a replacement Core Strategy/Local Plan or Neighbourhood Plan. A review of the approach to the distribution of housing in the rural areas will be undertaken which will include engagement with the local community and other stakeholders/parties (c) in villages and other settlements without defined settlement boundaries, new development will be strictly

YATE AND CHIPPING SODBURY

Development plan documents and development proposals will take account of the vision and partnership priorities for Yate and Chipping Sodbury, and will: 1. provide for the development of housing, employment and associated local facilities in accordance with the Strategy for Development, Housing Policy CS15, Employment Policy CS11 and the north Yate New Neighbourhood Policy CS31 2. redevelop the Stover Road Industrial Estate/North Road/Badminton Road employment areas to improve the range and increase the number of jobs and to create a more attractive western approach to Yate, incorporating improvements to the railway station and enhancement of the ecological and recreational value of the Frome Valley corridor 3. make provision for and seek contributions towards the Yate/Chipping Sodbury Transport Package (see Policy CS7) including improvements of the Yate rail services, station facilities, car park and passenger interchange, and delivery of a multi-modal interchange at Nibley (including a Park & Ride), improvement of bus services within the towns and to key destinations 4. diversify the range of town centre uses in Yate Town Centre to encourage a more active and vibrant evening economy, and provide further retail floorspace in accordance with Policy CS14 to support and enhance the Centre's vitality and viability 5. preserve, enhance and interpret Chipping Sodbury's distinct architectural heritage to encourage and develop its role as a tourist destination and emphasise its niche retailing opportunities 6. provide a new medium size food store (of approximately 2,000 sqm net sales area) at Barnhill Quarry with enhanced pedestrian and cyclist routes to the town centre (including a new bridge) and alongside the River Frome corridor 7. deliver cycling routes to the communities of the Bristol North and East Fringes as part of the Cycle City Project and the Yate & Chipping Sodbury Transport Package 8. increase allotment provision, and enhance sport and recreation provision throughout the towns 9. demonstrate through the preparation of appropriate Flood Risk Assessments, surface water management plans and drainage strategies, how flood risk will be managed. Development plan documents and development proposals should also accord with the following Key Principles: 10. diversify the range of jobs available and make more efficient use of existing and planned new employment land; 11. provide opportunities for modern working practices within residential developments to enable people to work from their homes; 12. enhance cultural and community opportunities, in line with the aspirations of the Town Councils, particularly where these opportunities are well related to the town centres; 13. reinforce the distinctive architectural character and landscape settings of both towns, preserve and enhance the special character of the historic assets of Chipping Sodbury and Yate and their settings, including the Conservation Area; 14. enhance the network of open spaces and create new/improved existing pedestrian and cycling connections across the towns, to connect with the town centres, railway station, community facilities and protect and enhance links with the countryside, the long distance footpath and cycleway networks, and the communities of the North and East Fringes of Bristol; 15. realise the potential of the Broad Lane Depot (safeguarded employment site) to re-balance jobs available in the area through the re-modelling of the site, while ensuring the separate identity of Engine Common is protected; 16. take opportunities to establish a Heat Distribution network delivered through the redevelopment of the Stover Road Industrial Estate/North Road/Badminton Road employment areas and development of a new neighbourhood at north Yate, to assist the transition to a low carbon future; 17. realise opportunities that prioritise the treatment and management of locally produced waste through the provision of local scale waste facility/ies within the local area, in accordance with the Joint Waste Core Strategy.

Town Centres and Retail

The Council will work with partner organisations and the local community to protect and enhance the vitality and viability of existing centres in South Gloucestershire in recognition of their retail, service and social functions. New investment in main town centre uses consistent with the NPPF will be directed into the town and district centres, reflecting the scale and function of the centre including making provision for 34,000 sq.m. net of new comparison floorspace by 2026 to meet the needs of the communities in South Gloucestershire. The distribution of this floorspace will be through the Policies, Sites and Places Development Plan Document or a replacement Core Strategy/Local Plan. Development in local centres/parades will be primarily to meet local needs only and of a scale appropriate to the role and function of the centre/parade and where it would not harm the vitality and viability of other centres. This will be achieved by: 1. identifying in the Policies, Sites and Places Development Plan Document or a replacement Local Plan/Core Strategy centre boundaries, primary shopping areas, shopping frontages, and development opportunities in accessible locations within and on the edge of centres 2. encouraging retail, commercial, leisure and cultural development within a centre of an appropriate type and scale commensurate with its current or future function 3. safeguarding the retail character and function of centres by resisting developments that detract from their vitality and viability and protecting against the loss of retail units 4. applying the sequential approach when considering proposals for new town centre uses 5. requiring impact assessments for edge-of-centre and out-of-centre proposals with a floorspace over 1,000 sq.m. gross 6. encouraging convenient and accessible local shopping facilities to meet the day to day needs of residents and contribute to social inclusion.

STRATEGIC TRANSPORT INFRASTRUCTURE

Priority will be given to the implementation of strategic infrastructure proposals that reduce congestion and improve accessibility by means other than the private car. In particular, the Council will work with its partners to deliver within the plan period the following key projects: 1. Completion of the Greater Bristol Bus Network 2. The construction of a Rapid Transit network to serve the communities of the North & East Bristol Fringes, including: • North Fringe to Hengrove (South Bristol) Package, and its components - Rapid Transit link from Hengrove to North Bristol Fringe - The Stoke Gifford Transport Link - Rapid Transit link from North Fringe to Emersons Green; • Rapid Transit link from Ashton Vale to Emersons Green (Phase 2 - Temple Meads to Emersons Green. 3. Improvements to rail services, including: • electrification of the Great Western Main Line and associated improvements at Bristol Parkway station • the Greater Bristol Metro Project • re-introduction of passenger services on the Hallen Line/ Henbury Loop (subject to a satisfactory business case). 4. The Cribbs/Patchway New Neighbourhoods Package 5. The East of Harry Stoke New Neighbourhood Package 6. The Yate/Chipping Sodbury Package 7. The Rural Package 8. The Ring Road Package. The Council will also require, the following, key infrastructure elements to be delivered as part of major development schemes: 9. Romney Avenue Bus Link (from Lockleaze through the Cheswick Village development site to the Cheswick Village Bus Link) 10. New Transport Interchange at UWE 11. Emersons Green East Multi-Modal Interchange and Rosary Roundabout improvements 12. New Junction onto the A4174 between Coldharbour Lane and the M32 (Junction 1) and access road to SGLP site 13 (Harry Stoke). SAFEGUARDING LAND Development will not be permitted where it is prejudicial to the Council's strategy of developing the schemes set out above, or other strategic transport measures that may emerge through the Joint Local Transport Plan. Land to be safeguarded will be identified in the Policies, Sites and Places Development Plan Document, Area Action Plans or other Development Plan Documents, as appropriate. Rail track beds and associated land will be safeguarded for their continuing use or reuse for public transport or rail freight, or foot and cycleways.

Improving Accessibility

Priority will be given to providing the users of new development with a range of travel options other than the private car. The following principles will be applied in the consideration of planning applications and formulation of other Local Development Documents: 1. Accessibility. New development proposals which generate significant demand for travel will be more favourably considered the nearer they are located to existing and proposed public transport infrastructure and existing facilities and services. Developments which are car dependent or promote unsustainable travel behaviour will not be supported 2. Off-site mitigation. All new development proposals of a sufficient scale will be required to contribute financially or in kind to the schemes set out in Policy CS7 and the Infrastructure Delivery Plan, as appropriate, and other physical off-site local transport improvements as may be necessary to make the scheme acceptable 3. Provision and Promotion of sustainable travel options. All new development proposals of a sufficient scale will be encouraged to reduce greenhouse gas emissions, travel demand and support travel by means other than the private car, particularly to significant destinations such as educational establishments, hospitals, rail stations, bus interchanges and employment areas. This will be achieved through: • the provision of, and integration of walking, cycling and public transport infrastructure into the local network • providing mixed use developments in appropriate locations • the active promotion of a Green Travel Plan approved by the Council • the provision of shower and changing facilities for use by staff in commercial and business premises • contributions to bus services, and other initiatives such as commuter and car clubs and community transport projects, as appropriate; and • access to high speed broadband and installation of electrical sockets, storage and sufficient space in dwellings such that allows homeworking • provision of facilities for charging plug-in or other ultra low emission vehicles. The Council will expect early implementation of sustainable travel infrastructure and initiatives in the construction and occupation of major schemes 4. Parking and vehicular access for new development. Car parking and vehicular site access should be well integrated and situated so it supports the street scene and does not compromise walking, cycling, public transport infrastructure and highway safety. All new development proposals will also be required to provide safe & secure cycle parking facilities in accordance with the Council's standards.