6c. Strategy Lens 3: Transport corridors and hubs

Consultation point – status of information

6c.1 In this consultation we are seeking your views on 3 alternative ‘lenses’ which have been explored to make choices as to where new homes, jobs and infrastructure might go. We are showing the places, individual sites, number of homes and amount of employment land which could have been delivered under each lens. Each lens represents a potential alternative approach to building a strategy to meet our needs for new homes and jobs, while balancing this against environmental, social and infrastructure issues.

6c.2 Please also read section 5 Towards an Emerging Preferred Strategy. Although no decisions have been made at this stage, we have presented what we believe to be an appropriate preferred strategy based on what we know to date, influenced by the three lenses and sites within, presented in this consultation. The final strategy is yet to be determined and will be influenced by the further evidence we continue to gather, as well as your consultation comments on our emerging preferred strategy and each of the alternative lenses.

6c.3 This transport corridors and hubs lens is not the final strategy. The sites we are showing and consulting with you on below are those we have explored through this lens. Further consultation and information is required to determine the most appropriate strategy to deliver homes, jobs and change in our new Local Plan. In technical planning speak at this point this strategy lens and potential site allocations carry very limited planning weight in the determination of planning applications and do not form the new adopted strategy for our Local Plan.

6a.4 Please read and review this lens, the sites and amount of new homes at each place suggested and let us know your thoughts. This will assist us in determining if the emerging preferred strategy has the most appropriate places and sites for a preferred strategy to deliver homes, jobs, services and infrastructure required in our new Local Plan.

Lens 3 description

6c.5 This lens considered how a spatial strategy would perform if the majority of new homes we need to provide for were provided along already established key public transport routes and hubs, some of which have existing programmes of investment and enhancements.

6c.6 This lens assumed the continued support and strengthening of existing bus and metrobus public transport routes to key centres of Bristol, Yate and Thornbury. This lens would have taken advantage new transport infrastructure such as the new rail station at Charfield providing connecting services to Yate and Bristol to the south and Gloucester to the north. It would also seek to maximise the benefit of the investment programme in walking and cycling connections along key corridors to Yate and Thornbury through the City Region Sustainable Transport Settlement (CRSTS) programme of improvements. In combination it was considered that there could be potential that locating homes and jobs in these places could help to reduce reliance on the private car and encourage a transition to lower carbon sustainable travel.

Potential number of homes and amount of employment land that might be delivered through this lens

6c.7 Based on the sites which have passed our initial assessment process, this strategy lens would have delivered:

• up to 11,890 new homes in the plan period
• 6.6ha of new employment land

6c.8 However, below we explored why we believe this is not deliverable over the plan period due to the delivery of infrastructure in a timely manner, impacts on the role and function of existing places as well as individual on site constraints and off-site impacts.

Places and sites explored in this lens

6c.9 This lens would have focused new homes and jobs around key transport corridors and transport hubs across the district. This includes places with existing and future rail connections at Yate and Charfield but also routes with existing or the potential to deliver key public transport in the form of bus or metrobus services and strategic cycle and walking routes, i.e. the A432 connecting Yate to Bristol East and North Fringe, as well as the A38 connecting Thornbury to the Bristol North Fringe. Other secondary routes connecting to Bristol would also be included which would allow the deliver of homes and jobs at places like Winterbourne and Marshfield for example.

6c.10 When we explored each of these places a range of potentially suitable sites were available to deliver homes and jobs. We would like your views on whether these are the places that should grow and change to accommodate our needs for new homes and jobs rather than the sites presented in our emerging preferred strategy in section 5. We also would like your view on the sites at each place.

6c.11 You can find out more and comment on this lens and the potential site allocations in each place, using our interactive map.

6c.12 You can also check the potential site allocations at each place in this table.

6c.13 A full list of places in the transport corridors and hubs lens can be found below. For each place we have also indicated the total number of potential sites as well as their potential to deliver homes and jobs in the plan period if they were to form a part of the preferred strategy.

6c.14 The potential to deliver can only be based on the information we have at this stage including information submitted by the promoter and our initial estimates on capacity and delivery set out in our Housing and Economic Land Availability Assessment (HELAA). These capacity estimates are subject to change as we start to gain more detailed information about each site, including their infrastructure needs. Some sites may continue to build out past the plan period and where this is likely an initial estimate of delivery after 2040 is also set out in this table.

How this lens performs against council priorities and plan objectives

6c.15 If progressed as our Preferred Strategy this lens would have the potential for providing alternative travel options to the private car including public transport and active travel routes. This would also support the decarbonisation of travel journeys which support climate objectives. However, the lens would present several challenges to align with our key objectives for delivering homes and jobs in a sustainable way. Challenges such as:

• planning for only a proportionate number of homes and jobs in rural villages and settlements such as Alveston, Coalpit Heath, Frampton Cotterell, and Winterbourne as the number of homes would likely overwhelm the local services and facilities and even with some level of public transport connectivity, build in unnecessary commuter patterns
• not delivering any significant employment land across the district, further exacerbating existing and creating new imbalances which would build in unnecessary commuter patterns
• the ability to fund and deliver the strategic infrastructure needed for this number of homes particularly along key transport corridors such as the A4174, A38 and B4057. Significant investment is likely to be required at M5 motorway junctions 16, 17 and 14
• the delivery of significant new housing allocations at the market towns of Yate and Thornbury would create issues for community cohesion and services and facilities, as both locations which are already be making significant contributions to housing as their committed sites, both allocated and speculative development, which have been delivering since adoption of the Core Strategy and will continue to build out over the plan period.

6c.16 In the section below is our exploration of the places in the lens as well as some of the opportunities and challenges we think each place would present if it were to feature in the preferred strategy.

A432 Corridor, Yate and Chipping Sodbury

6c.17 The places in this part of the lens would be focused along the A432 corridor and transport hub of Yate and Chipping Sodbury. These places would also provide the opportunity to support existing public transport connections including the bus services connecting Chipping Sodbury, Yate and Coalpit Heath to Bristol. They could also make use of the rail connections between Yate and Bristol which supports decarbonising travel journeys by offering alternatives to private car travel. Locating homes and jobs here will support the long-term viability of public transport services and provide the potential for enhancements to these services. There is also an opportunity to encourage further investment into the strategic cycle network which connects Yate, Chipping Sodbury and Coalpit Heath to Bristol which has already been subject to investment. All these opportunities encourage active travel and use of public transport over private car travel reducing private car journeys and decarbonising journeys. Below are the opportunities and challenges we identified when we explored this part of the lens and explains how we determined which places should feature in our emerging preferred strategy.

6c.18 Opportunities

• This would deliver homes along the main transport corridor of the A432 and Transport Hubs of Yate and Chipping Sodbury which would provide the opportunity to support existing public transport connections and in some cases may support the case for an expanded service.
• New development along this transport corridor could take advantage of recent improvements to the active travel route along the A432 and potentially support further investment to promote active travel and reduce car dependency.
• The delivery of homes in some location along this corridor would provide relatively easy access to Yate Train Station particularly for those delivered in proximity to Yate.

6c.19 Challenges

• There are no major employment opportunities being promoted by any of the promoters in this lens. This could create an over reliance on commuting and would build in longer travel journeys and therefore more car trips which is not sustainable and add to pressure on the local and strategic road network.
• Although there will be a number of public transport and active travel opportunities it is likely that the majority of those who travel will still opt for often more convenient private car travel. The absence of employment opportunities along the A432 will mean travel journeys will be more likely to Yate and Bristol. This would put particular pressure on the A432 and onto A4174.
• Growth at many of these locations would build in longer travel distances across rural areas and the Green Belt to access jobs located in service centres such as Bristol.
• The delivery of homes along the transport corridor would still need to be proportionate to the relative access to services and facilities and therefore larger growth at Coalpit Heath may not be suitable. The larger growth would not deliver a substantial level of new services and facilities, and this would build in a need to travel or overwhelm local services and facilities at Coalpit Heath.
• The delivery of homes at Coalpit Heath and Yate West would significantly reduce the gap between the separate village and Market Town of Yate and impact on their character.
• Further work would be required to understand where a new robust defensible Green Belt boundary would be drawn between Coalpit Heath and Yate West.

Winterbourne and Frampton Cotterell

6c.20 The sites in this part of the lens are focused along Bristol Road and High Street connecting the North Fringe urban area to Winterbourne and Frampton Cotterell and then onto Yate. These places provide the opportunity to deliver the homes needed over the plan period in locations connected by a public transport bus service to Yate and the Bristol North Fringe. This route also provides connection to Bristol Parkway and Yate Train Station. There is an existing cycle route into the North Fringe from Yate, however it requires enhancement particularly along Beacon Lane which locating homes along this corridor could potentially support. Below are the opportunities and challenges we identified when we explored this part of the lens and explains how we determined which places should feature in our emerging preferred strategy.

6c.21 Opportunities

• This would deliver homes along the transport corridor at Bristol Road and High Street which would provide the opportunity to support and potentially enhance existing public transport bus routes.
• New development along this transport corridor could take advantage of the active travel route along the Bristol Road and High Street and potentially support further investment particularly along Beacon Lane to promote active travel and reduce car dependency.

6c.22 Challenges

• Some potential sites at Winterbourne (L3-WIN10 and L3-FC22) are large sites and collectively are unlikely be considered proportionate in relation to the existing community and overwhelm local services and facilities. Larger potential sites at Winterbourne also provide an additional challenge due to the proximity to historic assets including the Winterbourne Conservation Area and Grade I listed St Michael’s Church and Grade II* Winterbourne Tithe Barn to the south-west.
• Locating this number of homes here also has implications for the existing local road network. There are no proposals to provide any substantial employment or services and facilities and therefore it is considered likely that new communities here will be required to travel to access jobs. Not only does this build in high carbon transport but also creates problems for the capacity of the current network especially the Beacon Lane/Bristol Road junction in Winterbourne.

A38 Corridor and Thornbury

6c.23 This part of the lens includes places focused along the key transport corridor of the A38 from the Bristol North Fringe to Thornbury and includes a mix of small to large potential sites which would help deliver the homes needed over the plan period. There are a number of larger potential sites which would also support the delivery of a significant number of affordable homes. By locating homes at places along the A38 there would be opportunities to connect to and potentially enhance existing public transport and active travel routes. This would include supporting and enhancing the public transport provision in particular the bus routes which connect Thornbury to Bristol. There would also be an opportunity to encourage travel by cycling with new provision along the A38 as confirmed by the CRSTS and the potential for further enhancements. This would help connect communities to alternative modes of travel from the private car potentially preventing further congestion helping to decarbonise travel. Below are the opportunities and challenges we identified when we explored this part of the lens and explains how we determined which places should feature in our emerging preferred strategy.

6c.24 Opportunities

• This would deliver homes along the main transport corridor of the A38 and at Thornbury which would provide the opportunity to support existing public transport connections and in some cases may support the case for an expanded service.
• New development along this transport corridor could take advantage of the active travel route along the A38 and potentially support further investment to promote active travel and reduce car dependency.

6c.25 Challenges

• Although Thornbury has a town centre its public transport journey time to the North Fringe and central Bristol is lengthy, and there is a lack of employment land and opportunities in Thornbury and this part of the authority, which will already be exacerbated by the delivery of existing commitments from speculative development.
• Alveston (L3-SV4) could create a challenge due to the onsite Scheduled Ancient Monument and archaeological potential, however with the right scheme this could be an opportunity to protect and enhance these heritage assets, through a well designed heritage led scheme.
• Woodhouse (L3-SV24) would create a number of challenges for travel, historic environment and the delivery of infrastructure. There is also on-site archaeological interest and range of Green Infrastructure and Woodlands assets at Woodhouse (L3-SV24) which would need to be protected.
• Like other places in this lens the large amount of proposed homes would not be balanced by any substantial offer of employment and this would need to be a consideration for the plan which should seek to co-locate homes and jobs to reduce the need for long carbon based travel. This would have the potential to create an over reliance on commuting and would build in longer travel journeys and therefore more car trips which is not sustainable and adds to pressure on the local and strategic road network.
• The balance of homes and jobs currently and the delivery of additional new homes would put pressure on the Strategic Road Network with the A38 already being well used and a likely congestion issue arising at the M5 junction 16 and 17 into Bristol.
• A solution would be needed for this number of homes along the A38 especially at pinch points particularly at the M5 motorway junctions 16 &17 and where the A38 passes over the M4 motorway north of Almondsbury.
• There are also concerns regarding the capacity of health services in Thornbury. The Severnvale Primary Care Network, which includes GP surgeries at Thornbury, Almondsbury and Pilning is the highest priority for investment in South Gloucestershire to enhance capacity.

Charfield

6c.26 The potential sites proposed at Charfield could support the homes needed within the plan period. The confirmed delivery of Charfield Station would also create opportunities to encourage other modes of transport away from the private car potentially reducing congestion and assisting decarbonising travel. Below are the opportunities and challenges we identified when we explored this part of the lens and explains how we determined which places should feature in our emerging preferred strategy.

6c.27 Opportunities

• The delivery of homes including affordable homes in the north of the district
• With the delivery of Charfield Station there will be opportunity to reduce car dependence.
• The delivery of homes at Charfield would provide an opportunity to secure funding towards new primary school provision.

6c.28 Challenges

• The delivery of this number of homes would impact on M5 Motorway Junction 14 and would require significant investment.
• There is a challenge with school capacity at Charfield with this level of growth and expanded or new school solution would be needed for Charfield.

Rural villages

6c.29 A wider number of smaller site allocations would reduce the over reliance on large sites such as urban extensions and new settlements and would reduce the risks as large sites will often require a large amount of infrastructure and can be delayed. In considering the role of rural villages, these places have the opportunity to build affordable homes within their communities further supporting the delivery of affordable housing over the plan period for communities where affordability can often be an issue. A smaller number of homes and jobs delivered in our rural communities is also considered key in delivering and maintaining a 5-year land supply over the plan period where in the past larger sites have failed to deliver in a timely manner. By helping to maintain a five-year land supply all communities are protected from speculative development over the plan period.

6c.30 The rural villages in this lens are also on or in close proximity to transport corridors and currently benefit from public transport connectivity to main service centres. Alveston is adjacent to the A38 corridor with good public transport connections to Thornbury in the north or the Bristol North Fringe to its south. Olveston Old Down and Tockington are in proximity to the A38 Transport corridor. Marshfield and Wick also have a public transport connection to the East Fringe of Bristol. Below are the opportunities and challenges we identified when we explored this part of the lens and explains how we determined which places should feature in our emerging preferred strategy.

6c.31 Opportunities

• Delivering allocations in our rural areas would allow the delivery of a small portion of affordable housing.
• The allocation of smaller sites in rural communities would diversify the portfolio of sites available over the plan period and will protect the councils 5-year land supply and prevent further speculative development.
• The delivery of new homes would support the local rural economy and support the vitality of existing business, services and facilities.

6c.32 Challenges

• There would be challenges with education capacity across a number of rural communities and a solution with be needed.
• There are also concerns regarding the capacity of health services in Thornbury. The Severnvale Primary Care Network, which includes GP surgeries at Thornbury, Almondsbury and Pilning is the highest priority for investment in South Gloucestershire to enhance capacity.

Summary of infrastructure challenges in this lens

6c.33 This lens has explored on a number of key infrastructure challenges based on what we currently know and a summary of these can be found below. This is not a final or exhaustive list of infrastructure required and further work would be needed to understand the full scale of the impacts and exactly what infrastructure would be required and how this could be funded and delivered in a timely manner if these sites were to feature in the emerging preferred strategy. Where sites have been included in our emerging preferred strategy, set out in section 5, work is ongoing to understand and resolve these challenges. Your feedback and additional evidence will support any final decision.

A432 Corridor, Yate and Chipping Sodbury

• Even with the planned and delivered improvements including the Yate Park and Ride and existing and planned improvements to public transport and active travel routes initial modelling is highlighting significant capacity issues without any development and these would be exacerbated by further delivery of homes.
• Further work would be needed to see how existing public transport and active travel routes could be protected, extended and enhanced.
• New health, primary, secondary and playing pitch provision will be required at these locations. These currently have no funding or certain proposals.
• Potential impact on A4174/M32 Motorway Junction 1 and M4 Motorway Junction 19.
• For sites immediately West of Yate, there is a need for local road enhancements and rail bridge crossings to be solved, for the number of homes in that location to be realised.
• Some Call for Site promotion west and southwest of Yate may conflict with investment and upgrades plans at Westerleigh Junction which forms part of the Strategic Rail Improvement Plan at a national level.

Winterbourne and Frampton Cotterell

• Homes at this location would need to support enhancement and future viability of existing limited public transport routes connecting to the Bristol North Fringe and Yate.
• An Infrastructure package at this location would need to enhance and extend active travel routes between the Bristol North Fringe and Winterbourne and Frampton Cotterell onto Yate and improve traffic flow at key junction in Winterbourne.
• New health, primary, secondary and playing pitch provision would be required at these locations. There is currently no funding or certainty of these proposals and a solution would needed.

A38 Corridor and Thornbury

• May require solutions at the M5 motorway junction 16.
• Existing public transport connections will need to be enhanced particularly connecting Thornbury to Bristol whilst demonstrating how they can connect to new developments whilst remaining an attractive, viable and high-quality service.
• New health, primary, secondary and playing pitch provision will be required at these locations. These currently have no funding or certain proposals.
• Health and education pressures at range of rural villages will need to be further explored and solutions found.

Charfield

• New solution for M5 motorway junction 14 will be required to accommodate this number of homes.
• New health, primary education, community and playing pitch provision will be required. These currently have no funding or certain proposals.

Rural villages

• Health and education pressures will need to be further explored and solutions found with further consideration to proportionate numbers of homes and jobs.

Lens map and site list

6c.34 You can submit your comments on the sites within this option through our interactive map.

6c.35 Alternatively you can view the sites in Appendix 1 and Appendix 2.

Read the next section – Planning for traveller communities.

Or return to the contents page.