28th November 2023
Dear Member
This bulletin covers two proposals from North Somerset Council (NSC), both of which have serious implications for Backwell. Judging by comments received, it appears that residents have serious misgivings on both of these. It is extremely important that Backwell residents make their views known.
Bus Service Improvement Plan (BSIP)
Dark Lane – One way – No way!!!! If this is your view, TOMORROW is a chance to say so!
The current proposals create bus “improvements” for a speedy X1 bus service through the village, which is a sensible goal. However, the impact on Backwell of the new bus lane and making Dark Lane one-way and other changes are felt to be very damaging to the community. To register your comments please come to the drop-in session being held on:
Wednesday 29th of November – A community drop-in session on the BSIP will be held TOMORROW at the WI Hall in Backwell from 3.30pm to 7pm.
It is also possible to comment online via:
https://n-somerset.inconsult.uk/BackwellBSIP/consultationHome
Please be aware that your comments, once made, cannot be seen again, so you may like to save these elsewhere. It is also not possible to see what others have said.
There does not appear to be an address for postal comments, but an email address is given BSIP.Engagement@n-somerset.gov.uk
North Somerset Local Plan (LP) 2024 – 2039
The public consultation on this draft was launched yesterday and will run until 22nd of January 2024. The key element for Backwell is the inclusion of 515 houses on the Grove Farm and Burnt House Farm sites.
The Plan may be viewed on North Somerset Local Plan 2039: Pre-submission Plan (Reg 19) – North Somerset Council Consultations (inconsult.uk)
- The NORTH SOMERSET LOCAL PLAN 2039 has 300 pages
- The POLICIES MAP can be “zoomed in “using + in the top left corner, to show the many new houses allocated to Backwell and Nailsea
- The SHORT GUIDE has 10 pages and is “A plain English summary of the proposed local plan, its contents and what happens next”
- HOW TO RESPOND TO THE LOCAL PLAN 2039 has 7 pages
Backwell Residents Association, Backwell Parish Council and Backwell Resistance have combined their efforts to oppose the Plan, and will summarise key points for residents in mid-December, including the system for making comments.
From your BRA Committee
21st November 2023
Dear Member
Bus Service Improvement Plan (BSIP)
Since our bulletin of a week ago, we have been aware of the very strong concern in the village on the impact of the BSIP suggested changes for Backwell. North Somerset Council (NSC) has said that this is a genuine consultation at an early stage in their process, and they will take note of comments. The opportunity will be given at the drop-in event.
Wednesday 29th November – A community drop-in session on the BSIP will be held at the WI Hall in Backwell from 3.30pm to 7pm
It is also possible to comment online via:
https://n-somerset.inconsult.uk/BackwellBSIP/consultationHome
Please be aware that your comments, once made, cannot be seen again, so you may like to save these elsewhere. It is also not possible to see what others have said.
There does not appear to be an address for postal comments, but an email address is given BSIP.Engagement@n-somerset.gov.uk
Here is a broad summary of comments made to BRA committee members.
- Making Dark Lane one way only up from the crossroads, with no access down Dark Lane to the A370
This has created intense surprise, disbelief and concern. Vehicles currently going down Dark Lane to go to Nailsea or Bristol will need to use Church Lane – either the narrow part of the lane towards Bristol, or via the difficult right turn onto the A370 at the end of Church Lane near the Playing Fields entrance. Traffic from the Recycling Centre, Junior School, St Andrew’s Church and the businesses in Cheston Combe will all be affected, along with many residents. The extra mileage for these diversions is a serious addition to cost and pollution, as well as creating increased safety problems on narrow roads, with many young and old pedestrians.
- Creating a bus lane on the A370 near the crossroads
The exact location of the bus lane is not clear. It starts after the bend on the A370 near the Leisure centre and finishes shortly before the traffic lights at the cross roads. It seems a very short bus lane, which will benefit buses marginally but complicate the short stretch with signs and markings on the road, and almost certainly slow other traffic down.
- Creating a new bus stop beside the SPAR Green
There is strong opposition to changing an attractive village open green space in the heart of the village. Safety is a major concern at the busy Rodney Road junction, with vehicles waiting to join the A370, along with the nearby car park and layby. NSC Highways was insistent when three flower beds on the Green were created in 2006, that sight lines should not be impaired by bushes or plants taller than 1 metre. This certainly would preclude a bus shelter hub and a double decker bus on the A370. Shoppers, and students during their lunch breaks enjoy the relaxing open space provided, enhanced by these flower beds.
- Moving the current bus stop from its present position to outside the Dental Practice
This seems a more sensible change as it moves a queue behind the bus away from the lights, reducing the frequency of times when the queue goes back to the lights. It is not clear however, what impact this change would have on the parking places outside the Medical Centre.
- Creating a bus hub at the Leisure Centre
This is not an obvious site, given it is on a bend on the A370, is near a busy entrance to the leisure centre and is not a flat area. It is also a distance from the current (more convenient) stop at the start of Farleigh Road near the lights. However, it might have the merit of allowing the bus stop to be in a layby, and avoid a traffic queue.
Conclusion: The BSIP proposals as a package are detrimental to our village in many ways. Residents feel that buses will only secure a marginal benefit from the proposals, which will be far exceeded by the adverse impact on Backwell.
Please go to the drop-in and make your views known – Wednesday 29th November at the WI Hall in Backwell from 3.30pm to 7pm
Stop Press: Maintenance works are set to start on the A370 Rhodyate Hill between Congresbury and Cleeve next week. The closure will be in place for six nights, between the hours of 8pm and 6am, starting on Monday 27th of November.
From your BRA Committee
14th November 2023
Dear Member
Bus Service Improvement Plan (BSIP)
This plan has several projects. The Long Ashton bypass scheme has been completed; the Brockley crossroads scheme is under construction; and the plan for Backwell has just been posted on the North Somerset Council (NSC) website.
https://n-somerset.inconsult.uk/BackwellBSIP/consultationHome
Consultation for this has opened on Monday 13th of November, and will close on Friday 29th of December.
The BSIP proposals are explained in 9 pages of charts on the NSC website and show the following key features:
- making Dark Lane one way only up from the crossroads, with no access down Dark Lane to the A370
- creating a bus lane on the A370 near the crossroads
- creating new, enhanced, bus stops beside the SPAR Green and at the Leisure Centre, plus moving the stop from the old telephone box on the other side of the A370 to outside the Dental Practice
Wednesday 29th November – A community drop-in session on the BSIP will be held at the WI Hall in Backwell from 3.30pm to 7pm
BRA will contact members before the drop-in session as the committee has serious misgivings about the impact of the BSIP proposals on our village. We are disappointed at the lack of detail within the 9 pages, given the importance of the proposals. We hope that more will be available at the drop-in session. We encourage residents to look at the link above, but wait for the drop-in session and further information from BRA before making your views known to NSC.
North Somerset Local Plan (LP) 2024 – 2039
We understand that the public consultation on this is likely to take place from 27 of November to 22 of January 2024
The draft plan will be available for comment from the start of the consultation, and will contain many pages of detail. There will be much of relevance to Backwell, with the proposal for 515 houses on the Grove Farm and Burnt House Farm site being the most significant. BRA, Backwell Parish Council and Backwell Resistance have raised awareness of this via the “Save our Village” campaign. Further information on key points will be sent to members soon after the consultation goes live.
Backwell Motors – Now given Approval
An application (Ref 22/P/0696/OUT) for this site made two years ago, has just been approved this week. It will involve the demolition of the petrol forecourt, shop and main garage, and the creation of 7 terraced 3 storey houses facing Station Road. Other buildings at the rear will be demolished, but rebuilt to provide a relocated Equicraft shop and a small garage workshop.
7th November 2023
Dear Member
Between now and the New Year, residents will be invited to comment on two very important issues affecting Backwell – the North Somerset Local Plan (LP) 2024 – 2039, and the Bus Service Improvement Plan (BSIP). Neither of these developments are in their final form for consultation, but they will be shortly. However, we have sufficient indication of their content to be very concerned. The simple message from BRA is
Please Be Prepared to Comment when the time comes – Your views are important.
North Somerset Local Plan (LP) 2024 – 2039
A final version of the draft of this extensive document for consultation is expected around the end of November / early December. It will influence future developments in Backwell for at least the next decade and many topics will be covered, including the proposal for 515 houses on the Grove Farm and Burnt House Farm site, which is widely opposed. A campaign has started under the “Save our Village” heading. BRA, Backwell Parish Council (BPC) and Backwell Resistance (BR) are working together to:
- raise awareness of the importance of this forthcoming consultation
- assemble the best case to oppose this development, by using outside consultants whose input could be crucial
We will let members know as soon as the consultation document is posted on the NSC website, when there will follow a 6-week consultation period.
Bus Service Improvement Plan (BSIP)
Wednesday 29th November – A community drop-in session on the BSIP will be held at the WI Hall in Backwell from 3.30pm to 7pm (see below)
North Somerset Council (NSC) is very aware of the need to reduce carbon emissions and sees the provision of better bus services as an important contributor to this goal. £48m has been provided to NSC by the West of England Combined Authority (WECA) to improve bus services in our region. Details of the rationale can be found in a 136-page document. West of England Bus Service Improvement Plan (n-somerset.gov.uk)
The implementation of this plan for 7 projects in North Somerset is given in 14 pages bus_service_improvement_plan_package_1_scheme.pdf (n-somerset.gov.uk)
A key objective of these projects is to create faster bus corridors on major routes, including the A370. BRA and local councils have criticised the BSIP on 2 major points:
- Lack of consultation with local residents (which NSC acknowledges)
- Concentration on the (minimal) improvement in the speed achieved by buses along the corridors, with little or no account taken of the impact on the communities and their local roads.
The current situations on four projects which have or would have an impact on Backwell are:
Long Ashton bypass – now complete, with longer bus lanes. It is unpopular with motorists owing to long delays.at peak times wasting time and causing extra pollution, especially in the mornings.
Brockley Traffic Lights – currently under construction after negligible consultation. Local residents are very concerned about the impact on diversions on narrow rural lanes needed for local traffic.
Backwell Crossroads and Dark Lane – a key feature of this “improvement” is to make Dark Lane one way only up from the crossroads, with no access down to the A370 from Dark Lane, causing very long detours along Church Lane, and dangerous exits onto the A370 from two uncontrolled points.
Rodney Road and Leisure Centre Bus stops – NSC owns land at SPAR Green and at the Leisure Centre, and is proposing to use these areas to create new bus shelters with better facilities.
NSC has been made aware of the very deep concern within the Backwell community if the last two projects were to go ahead. Currently BRA is not sure what the final proposal from NSC will be. There will an opportunity for residents to examine the proposals and to make their comments known.
Monday 13th November – An online consultation will commence, for several weeks, to explain the BSIP proposals for Backwell and allow residents to make their views known.
Wednesday 29th November – A community drop-in session is to be held at the WI Hall in Backwell from 3.30pm to 7pm to allow those who are not online, and any others, to make their views known.
We will send members a further bulletin for clarification when we know the final proposal after the Monday 13th November consultation has started.
From your BRA Committee
28th October 2023
Dear Member
North Somerset Local Plan (LP) 2024 – 2039
Members will no doubt be aware of “Save our Village” signs that have been appearing in Backwell during the last week or so. This is the start of a campaign to oppose the inclusion of 515 houses at Grove Farm in the North Somerset Local Plan (LP). Three Backwell organisations have joined together in this campaign:
- Backwell Parish Council (BPC)
- Backwell Residents Association (BRA)
- Backwell Resistance (BR)
The campaign has been publicised through social media, mainly by BR via Facebook. BRA members receive email communications and the recent press release is attached for those not on Facebook
The final LP version for consultation has not yet been released by North Somerset Council (NSC), although the NSC Executive voted to approve the draft LP on Wed 18 October. We will let members know as soon as it is posted on the NSC website, when there will follow a 6-week consultation period.
Once the consultation has opened, we will urge members to make their comments to NSC, and suggest important points you might like to make. Numbers of objections are important, as well as the relevance of the points made.
From your BRA Committee
22nd October 2023
Dear Member
LOCAL PLAN (2039)
At the meeting of the Executive Committee of North Somerset Council (NSC) on 18th of October, the draft Local Plan (2039) was confirmed for moving to the consultation stage. Once the consultation document is available, we will let members know, and provide all necessary information. BRA is working closely with Backwell Parish Council (BPC) and Backwell Resistance (BR), as these 3 organisations share the common objection to the inclusion of 515 houses on Grove Farm in the Local Plan.
A 370 MAINTENANCE WORKS IN BACKWELL
In the next fortnight the A370 will have roadworks to improve the surface and drainage which will seriously affect the village, even though next week is the half term week for our schools, so traffic levels should be lower. These works are in addition to the (much criticised) ongoing works at Brockley crossroads which are closing Brockley Way.
Maintenance work on West Town Road, will take place between Rushmoor Grove and the end of the village beyond Kellways. This involves traffic lights, and road closures (some day and some night).
The A370 West Town Road will be closed from its junction with Brockley Combe Road to its junction with Station Road.
- From Monday 23rd of October for 5 days: working hours: 08:00 – 17:00
- From Monday 30th if October for 4 nights: working hours: 20:00 – 05:00
Further details are given in the letter from NSC – A370 Maintenance work Oct 2023
X1 BUS TO BRISTOL AND WESTON
The X1 bus will not come through Backwell during the above closure periods.
There will be an X1 service between Weston and Bristol, but it will divert from Congresbury to Churchill onto the A38 to go into Bristol. The X8 service from Nailsea to Bristol will still come through Backwell, but the frequency is only every 60 minutes. The X9 service from Bristol to Nailsea via Wraxall is every 30 minutes. The Long Ashton Park and Ride will be unaffected.
Further details are available on:
CLOSURE OF THE M5
The M5 is to close in both directions for resurfacing between Portishead (junction 19) and Clevedon (junction 20) from 10pm to 6am between 23rd of October and the 26th of October.
This stretch of the M5 is not normally used by Backwell, but we will be on the diversion route. Under these night closures, southbound HGV traffic will be diverted via the A4 and A370 from junction 18 to re-join the M5 at junction 21, with the northbound diversion route operating in reverse. Cars and other lighter vehicles will be diverted via junctions 19 and 21, using the A369 and A370 during the closures, and local traffic will still be able to make journeys across the junctions
From your BRA Committee
11th October 2023
Dear Member
North Somerset Local Plan (LP) 2024 – 2039
Following consultation on an earlier draft Local Plan, North Somerset Council (NSC), has prepared a new draft which will be presented to the Executive Committee of NSC on Wednesday 18 of October, followed by a further consultation.
What does this Draft Local Plan propose relevant to Backwell ?
A. The new Plan is now to be Local Plan 2039 (LP 2039).
B. Total new housing allocation in North Somerset is reduced from 20,880 to 14,995.
C. 3 large areas of Green Belt housing development have been deleted. This includes land “East of Backwell”, which had 500 houses proposed.
D. Growth in both Nailsea and Backwell has been reduced, principally because of the cost and technical difficulty of constructing a new road across the railway. The land that Gleeson proposed by the Lake, has not been included for development, nor the field below the recycling centre.
E. However, the Grove Farm site (515 houses) is retained in LP 2039. This makes a total of 700 houses for Backwell, after adding the already agreed Farleigh Fields and Rodney Road developments. This is an increase of 35% on the current number of houses in Backwell.
Grove Farm development was the subject of a drop-in meeting at the WI Hall on 13th of September.
A planning application has NOT been made yet, but TW has stated that one will be made before the end of the year. BRA objects to this proposal. The size of the development in relation to that of the current village, and the highways implications of a single access onto the A370 are two key issues.
F. The allocation for Affordable housing (on any large site) is reduced from 40% to 35%.
The new draft LP can be viewed on:
This link takes you to the agenda for the NSC meeting on 18th of October and supporting documents including the following:
There are 3 reports relevant to LP 2039
This is a 276-page document, with the detail of LP 2039, together with planning policies and strategies etc.
This is a 10-page report, which includes a summary of the Plan.
This is a one-page map showing the green Belt area, with housing developments in red.
What is the Status of the Current Draft?
This new draft of the LP will be presented to the council’s Executive Committee on 18 October 2023. It is known as the pre-submission plan and is not likely to have any alterations at this meeting. It then becomes the Consultation Draft, which will allow for public comment from 18th of October to 22nd of November.
How important is the LP?
Extremely important, as it will be the backcloth for planning decisions over the next decade or more. The probability of a planning application being accepted is far greater if the development is included in the LP.
Timescale
Consultation on this new draft is open until 22nd November, (this seems a short consultation period for such a complex and important report).
BRA is active on three main fronts:
- We are employing our main planning consultant, and will consider further technical help on key issues
- We are embarking on a publicity campaign in the village to encourage residents to make a comment
- We keep in touch with Backwell Parish Council and Backwell Resistance, and also Councils at Brockley and Nailsea.
BRA will be issuing guidelines shortly on points which members may like to consider in their submission.
After consideration of comments, NSC will submit a final version of the plan to the Secretary of State for an independent examination. If the Plan is deemed to be “sound” after this examination, it will become the final North Somerset Local Plan (LP 2039) in late 2024.
Comparison between the latest draft and our existing Neighbourhood Plan
It is worth reflecting on the Backwell Neighbourhood Plan 2014 – 26, which was prepared by a Steering Group of Backwell Parish Council, containing representatives from across Backwell, with close contact with NSC. The plan contained modest housing developments, all of which BRA supported and have happened. 96% of votes cast by residents were in favour.
In contrast, Backwell has been the target of a seemingly endless series of unwelcome developments, including this inappropriate one at Grove Farm, which could well turn our village into a town and destroy its character and overload the infrastructure. BRA will object to this new draft of LP 2039.
What can residents do?
Details of how to comment will be available after the 18th of October meeting, when we will provide a link in a bulletin.
Please make your feelings known to NSC before 22nd of November.
STOP PRESS – A370 MAINTENANCE WORKS
NSC has started maintenance work on West Town Road, between Rushmoor Grove and the end of the village beyond Kellways.
This involves traffic lights, and road closures (some night and some day):
- From Monday 23rd of October for 5 days in duration under road closure. Working hours: 08:00 -17:00
- From Monday 30th of October for 4 nights in duration under road closure. Working hours: 20:00 – 05:00
Full details are given in the letter from NSC which can be found here
From your BRA Committee
28th September 2023
Please see see attached the email letter from Backwell Resident Association in relation to the Brockley Lane Junction Bus lane Improvement work reference Traffic Order BSIP/BC/2023/2.
Email to NSC re Brockley Lane Junction – 28.9.2023
28th September 2023
Dear Member
This is the 3rd BRA bulletin of the month, but it is necessary as yet another planning application is now on the expected list for Backwell – for 163 houses on the fields below the recycling centre. First of all, we give a reminder of the status of other projects currently in the pipeline for Backwell.
Farleigh Fields 119 houses: This has been approved by North Somerset Council (NSC), but Persimmon is in no rush to start building.
Rodney Road (by Scout Hut) 65 houses: This has been conditionally approved, by NSC, but serious issues remain with the access.
Even Keel, Moor Lane 35 houses (Ref 22/P/0252/OUT): Awaiting NSC decision. BRA has objected.
Gleeson (near Backwell Lake) 400 houses (Ref 23/P/1145/OUT): Application has been submitted to NSC. BRA and nearly 400 residents have objected.
Grove Farm and Burnt House Farm – Proposal For 515 Houses: Taylor Wimpey (TW), held a drop-in event at the WI Hall on September 13th, with details given in our bulletin of September 20th. A planning application has not yet been submitted. BRA will be objecting when TW makes its application to NSC, and is working with Backwell Parish Council to take appropriate advice in preparation for the work needed to make our submission.
DARK LANE – 163 HOUSES AND A CARE HOME ON FIELDS BELOW THE RECYCLING CENTRE, WITH ACCESS ONTO DARK LANE, NEAR THE MINI ROUNDABOUT
This proposal was revealed on Wednesday 27th September, with a leaflet drop in the affected area by Stokes Morgan Planning acting on behalf of the landowner. The land stretches from Dark Lane, above Hilldale Road and Oakleigh Close, but does not include the field below Sores Court. It is in the Green Belt. The developer is also proposing land be “gifted” to Backwell Junior School to enable a replacement school, car park and playing fields to be built.
Further details may be found on the website: Public Consultation – Dark Lane, Backwell (wordpress.com)
Feedback may be made on the website “Have your Say” tab, or by email to consultations@stokesmorgan.co.uk. Responses are requested by Friday 27th October. BRA is considering the application, and we will give our conclusions prior to this date.
BUS IMPROVEMENT PLAN
A large sum of money has been provided to NSC by the West of England Combined Authority (WECA) to improve bus services in our region. Details of the rationale can be found in a 136 – page document West of England Bus Service Improvement Plan (n-somerset.gov.uk)
The implementation of this plan for 7 projects in North Somerset is given in 14 pages bus_service_improvement_plan_package_1_scheme.pdf (n-somerset.gov.uk)
Long Ashton Bypass bus lane: This has been in place for some months and is greatly criticised, owing to the long queues of vehicles at rush hour times on the single lane, next to a bus lane empty for most of the time. We understand that Long Ashton has suffered an increase in its congestion. The changes have caused delays with extra pollution from crawling cars. A journey time increase of 30 minutes is not uncommon!
Brockley Traffic Lights: There is a plan to create bus lanes at the Brockley traffic lights, work on which is due to start next week. (Preparation work with temporary lights has already started). A key feature is that cars will not be allowed to turn right into Brockley Lane when travelling from the Backwell direction. Brockley Parish Council claims it is an expensive and unnecessary scheme that will shave a few minutes off bus times but will cause diversions for cars and much disruption for up to 20 weeks during construction. Comments are required by Friday September 29th to traffic.orders@n-somerset.gov.uk.
BRA has objected to the change, giving support to the strong objection from Brockley PC
Backwell Cross Roads and Dark Lane: A proposal for Backwell was presented, somewhat informally at the drop-in event by a traffic consultant on behalf of TW, which included a map of the A370 crossroads.
Extra capacity on the A370 would be created by removing lights for entry to the junction from Dark Lane, which would be one-way only near the lights. Vehicles would be allowed to go up Dark Lane from the junction, but not exit Dark Lane into the junction. This would give an increase in green light time for the A370 and Nailsea traffic.
BRA is trying to discover the status of this proposal which has caused much comment from those attending the event, with universal horror as far as could be detected.
STOP PRESS – HAVE YOUR SAY
As mentioned in our last bulletin, there was an opportunity last week for residents to hear a short presentation from NSC Councillors at Nailsea Tithe Barn on the next North Somerset corporate plan and with open floor questions. Around 30 people attended, including two members of the BRA committee.
Further events are planned including the presence of two NSC councillors at the mobile library service on Monday 2nd October between 2.15 & 4.15pm, in the car park opposite SPAR in Rodney Road. We hope that members will take the opportunity to make their views known.
From your BRA Committee
20th September 2023
This bulletin gives an update on the Taylor Wimpey (TW) proposal for housing on Grove Farm land, following its “community drop-in event” in the WI Hall on Wednesday September 13th. It also gives information on suggested “bus improvement” proposals.
GROVE FARM and BURNT HOUSE FARM – PROPOSAL FOR 515 HOUSES
Background
This large site has been an aspiration by TW for housing for several years, including being in the former Joint Spatial Plan and the latest draft of North Somerset Council’s Local Plan. It covers land from Moor Lane to Chelvey Road and the A370, with a boundary near Rushmoor Lane. This proposal is a significantly larger area than earlier ones, as it now includes the sites of Grove Farm and Burnt House Farm, which is now the title TW is using. TW intends to submit a planning application before the end of November. (The latest draft of the North Somerset Local Plan is due in a similar timescale.) Some details of the TW proposal emerged at the consultation event last week, but much more will be provided in the documents associated with the application.
Proposal so far as given at the drop-in event
Access – The only vehicle access to this site would be a T junction onto the A370, just past the present junction with Kellways and Chelvey Batch. There would be pedestrian and cycle routes within the site, with access via Moor Lane. TW is also promoting the possibility of a bus route through the site, which could exit the site via a gate into Long-Thorn which would allow buses only. A short stretch of Chelvey Lane from the trough would be another pedestrian / cycle access route, having been replaced by the new road for vehicles into the development.
School – TW has now met the Lighthouse Partnership (LP), which includes West Leigh Infants, St Andrews Junior and Backwell School. TW says that LP is interested in principle in having TW land for a major extension of West Leigh school, (to be built by NSC) and maybe creating a large primary school, by closing St Andrews Junior.
Community Hub and Nature Park – TW staff did not expand on what these sites might contain (in terms of any building), and sought feedback on these on its form.
Feedback Form – Residents were invited to fill out a short feedback form, for completion at the event, or by post later. There were 4 questions, and a space for any other comments.
- Which types of homes listed are needed?
- What community facilities are needed in the hub?
- What public open spaces should be provided?
- What measures would minimise the use of private cars?
Many attendees were disappointed that there were no specific questions on whether residents welcomed the proposal in general terms, and on highways implications. There will of course be the opportunity for comments once the planning application is published.
Impact on Backwell Crossroads. One revelation at the event that came as a shock to everyone was a suggestion which presumably is TW’s response to extra traffic that its housing would create on the A370. A confusing map was available on a side table showing Dark Lane being one way only at the crossroads traffic lights. This is covered below, after an introduction to the bus improvement scheme.
BUS IMPROVEMENT PLAN
A large sum of money has been provided to NSC by the West of England Combined Authority (WECA) to improve bus services in our region. Details of the rationale can be found in a 136-page document.
West of England Bus Service Improvement Plan (n-somerset.gov.uk)
The implementation of this plan for 7 projects in North Somerset is given in 14 pages
bus_service_improvement_plan_package_1_scheme.pdf (n-somerset.gov.uk)
This has already provided the Long Ashton bypass bus lane and A38 bus lanes.
There is a proposal for bus lanes at the Brockley traffic lights, which is due to start next month. A key feature is that cars will not be allowed to turn right into Brockley Lane when travelling from the Backwell direction. Brockley Council is angry at the short time allowed for consultation on the scheme, which it strongly opposes, as it has minimal benefit for buses but creates additional mileage for cars. An expensive scheme will shave a few minutes off bus times and could cause disruption for up to 20 weeks during construction. A letter which allows for comment by Friday September 29th can be found here.
This change at Brockley will probably not affect many Backwell residents, (apart from an increase in traffic on Chelvey Lane) but is presented for those affected to see, and it also gives the background for any proposal for Backwell crossroads.
PROPOSAL FOR BACKWELL CROSS ROADS and DARK LANE
WECA has suggested that finance may be used in Backwell in a later phase, but we are not aware of any published detail or timescale. Backwell does not appear in the current list of projects, with Wrington and Congresbury yet to come.
However, a proposal for Backwell was presented at the drop-in event by a traffic consultant on behalf of TW, which included a map of the A370 crossroads.
Extra capacity on the A370 would be created by removing lights for entry to the junction from Dark Lane, which would be one-way only near the lights. Vehicles would be allowed to go up Dark Lane from the junction, but not exit Dark Lane into the junction.
This would give an increase in green light time for the A370 and Nailsea traffic.
This proposal caused much comment from those attending the event, with universal horror as far as could be detected. It would push traffic onto both branches of Church Lane either side of Dark Lane, creating longer journeys and congestion. TW does not have the responsibility for highways, but it will be interesting to see if this proposal is mentioned in its application, and what status the proposal has.
STOP PRESS – HAVE YOUR SAY
A series of in-person events are planned over the coming weeks, hosted by the leader of council Cllr Mike Bell and deputy leader Cllr Catherine Gibbons. The first event is :
TODAY – Wednesday 20 September, from 6.30pm at the Tithe Barn, Nailsea
Details are given in the link below:
Have your say on council plans | Elife (northsomersetlife.co.uk)
From your BRA Committee
4th September 2023
Dear Member,
Autumn has started with a significant move by Taylor Wimpey (TW) regarding Grove Farm, which is the main topic of this bulletin. We also have an update on the Gleeson application for 400 houses close to Backwell Lake.
GROVE FARM PROPOSAL FOR 515 HOUSES
This large site has been an aspiration by TW for housing for several years, including being in the Joint Spatial Plan and the latest draft of North Somerset Council’s Local Plan. It covers land from Moor Lane over to Chelvey Road and the A370, with a boundary near Rushmoor Lane. This proposal covers a significantly larger area than earlier ones, as it now includes the sites not only of Grove Farm but also Burnt House Farm. Please note, the Grove Farm land is NOT in the Green Belt.
Our bulletin (July 20th) explained that TW had submitted a request to North Somerset Council (NSC) for a “formal scoping opinion “on the Environmental Impact of the development. The request, and NSC’s response may be viewed on the NSC website (Planning ref 23/P/1437/EA2) These are technical matters which are agreed before a planning application is made.
TW has a duty to consult residents on its proposals, and has prepared a flyer which will go to all Backwell households and can be found here.
TW will be hosting a “community drop-in event” on Wednesday 13th September in Backwell WI Hall from 2.30pm – 8.30pm.
Further information is available on:
Redevelopment of Land at Grove Farm and Burnt House Farm, Backwell ‧ Taylor Wimpey
Timing: TW says that its application will be made in October or November 2023.
North Somerset Local Plan: A revised draft of the NS Local Plan is expected before the end of the year. This may or may not include this TW land.
Comments: TW is inviting public comments on its consultation via the flyer and the drop-in event. At the moment there is little information available on very important details of the proposal. This will emerge as part of the formal planning application.
When this stage is reached, members will know far more about the proposal, and comments made will go to NSC, which is the decision making body. Your comments then will be a vital part of the process, and we will urge everyone to be involved. It will be worth saving what you write, as no doubt there will be a subsequent need to reiterate this, with or without any amendments you choose to make.
Points relevant to this application include;
- 515 homes represent a 25% expansion of Backwell.
- Any transport “solutions” will need to address the impact on current traffic hotspots, including the Crossroads, Station Road and Rodney Road.
GLEESON 400 HOUSES CLOSE TO BACKWELL LAKE
This development (ref 23/P/1145/OUT) was the subject of an application in the summer, and received 365 objections from the public. No decision has been made by NSC. Documents were posted on the following dates on the NSC website in August and members may be interested to see them
August 2nd Backwell Parish Council, BRA and Nailsea Town Council objection
The 3 organisations have joined forces to commission a report by Lucy White with strong objections supported by good planning reasons.
August 21st Natural England Response (covered in a 6-page report)
“Natural England objects to this proposal. As submitted, we consider it will have an adverse effect on the integrity of the North Somerset and Mendip Bats Special Area of Conservation (SAC) “
August 29th NSC Highways and Transport
A 15-page report by NSC “gave no recommendation” as further information from Gleeson was required.
From your BRA Committee
6th August 2023
Please see below the report produced by Lucy White Planning Limited on behalf of Backwell Parish Council (BPC), Backwell Residents Association (BRA) and Nailsea Town Council (NTC) in relation to the application by Gleeson for 400 houses (ref 23/P/1145/OUT).
Lucy White Planning Report 2nd August 2023
E mail Bulletin 20th July 2023
Dear Member
Following our bulletin regarding the Gleeson application for 400 houses, there is a need to also update you on two further developments, Even Keel and Grove Farm. Strangely everything seems to have deadlines in the summer holidays!!!
Gleeson Reminder. This development (ref 23/P/1145/OUT) requires members to comment by Friday August 4th – details were given in our bulletin of July 13th, which is now on the BRA website under News and Hot topics.
Even Keel (ref 22/P/0252/OUT) This requires action by Wednesday July 26th.
Original Application
This was an Outline Planning Application for the demolition of “Even Keel” and the erection of up to 55 no dwellings, in land off Moor Lane, shortly after the junction with The Briars. The original application was made in February 2022, and BRA made two lengthy objections.
North Somerset Council (NSC) did NOT make a decision on this application, but a “NSC PLACE DIRECORATE, HIGHWAYS & TRANSPORT” report on 1st Sept 2022 was very critical, including statements such as …
The applicant has failed to provide a safe access on Moor Lane for vehicles and pedestrians as both road and pavement widths are below the Council’s approved standards.
The developers became aware of the number of serious objections / concerns from NSC and BRA, and asked for the application to be put on one side. They have now re-submitted a revised application (albeit with the same application number).
Revised Application
The re-submission is largely the same as the first, apart from a reduction in proposed housing numbers from 55 to 35.
BRA continues to consider this application is inappropriate and damaging, and will shortly be submitting their further formal objections. BRA is being advised by planning and transport consultants.
Our principal objections are:
- The proposed housing layout of a rigid site plan of small units is completely out of character with the surrounding area and existing properties in this part of Moor Lane
- The site layout is also too restrictive in terms of vehicle parking and manoeuvring -particularly for visitors, delivery vehicles, waste disposal and emergency vehicles etc
- The only vehicular access to the site is via Moor Lane, which particularly at its eastern end, is too narrow, and for a significant number of projected extra vehicle movements will cause a hazard for both vehicles and pedestrians
- Moor Lane leads to the junction with Station Road – and even with the reduced number of houses in this latest application, will put further unacceptable strain on this already congested road and junction
- The application provides for a number of affordable houses to be included – which would be a desirable addition to Backwell’s stock, but the concerns described above far outweigh this point
How to Comment
Public comments are requested by Wednesday 26th July, and it is important that residents do so if possible. However, NSC has said that “any comments received after this deadline will still be considered right up until the final decision is made.”
As ever, one can never be certain in the planning world, but members need to send a revised comment on the revised application, even if only to say that their views have not changed.
Go to 22/P/0252/OUT and make a comment
Grove Farm (Ref 23/P/1437/EA2) 515 dwellings on land around the farm
This is a NOT a planning application, but members should be aware of preparatory activity by Taylor Wimpey (TW).
This site has been an aspiration by TW for housing for several years, including being in NSC’s Joint Structure Plan and the draft Local Plan. It has not yet been the subject of a planning application, but has been one of the possibilities for development, given that this land is not in Green Belt.
The current request from TW is a Request for a formal scoping opinion to determine the scope of an Environmental Impact Assessment for a proposed development of up to 515 dwellings.
On the NSC website, there are only 3 documents, one of which shows the site. The main one is a scoping report – of 98 pages!! (If this seems large – the documents for a major decision usually need a trolley load of boxes!) It can be viewed on 23/P/1437/EA2
This is a common approach made by a developer, to agree with the local authority on the level of detail that would be required in a formal assessment that would appear in a planning application. The purpose is to have a common understanding and agreement on those items that are relevant, and not to waste time of both parties on items that would not influence the application decision.
No action is required by members at this stage. However, a scoping opinion is normally a precursor to an actual application sometime in the future. BRA thinks it could well be a consideration for the Local Plan.
From your BRA Committee
E mail Bulletin 13th July 2023
Planning Application (Ref 23/P/1145/OUT) by Gleeson to build 400 houses South of Nailsea, close to Backwell Lake
Dear Member
PLEASE make your view known to North Somerset Council (NSC) by August 4th – your response is important
This was featured in our bulletin of 22nd of June following Gleeson’s application for outline planning permission. We have now received initial advice from our planning consultant and are in a position to give guidance to members on making comments.
The development site is shown on the map below. All the housing will be within Nailsea’s boundary but the only proposed access road crosses into Backwell Parish, very close to the houses in Station Close. The junction with Station Road is achieved by demolishing 87, Station Road. We are awaiting further technical reports on Highways / Traffic, Flooding, and Ecology which will be included in BRA’s response. This will be on our website under “News and Hot Topics” when available.
The current national position on housing targets is uncertain, and the new NSC will be producing a new draft Local Plan later this year. In the meantime, developers are well aware that NSC cannot demonstrate a 5-year Land Supply.
The Gleeson Development area is shown in red outline, along with the yellow access road onto Station Road. (BRA schematic based on Design & Access statement).
Planning points which could lead to Approval by NSC include
- The development area is NOT in the current Green Belt
- It was included in a draft “Local Plan 2038”
- NSC has still not achieved its 5-year Land Supply housing numbers
- NSC has approved developments in the past, stating that the increased traffic would only have a marginal impact (in contrast to local views)
We should not be complacent, and we urge members to make their views known.
Planning points that could lead to Refusal
- The development is not in the current Local Plan and is therefore premature
- The Strategic Gap between Backwell & Nailsea has been considered important by planners in retaining the separate identities. It would be compromised by this development
- Transport issues could be significant with this large development
- The area is prone to flooding, including the houses on Station Close
Comments
BRA is working closely with Backwell Parish Council and Nailsea Town Council to have a good common understanding of the planning issues, reports from the Environment Agency on flooding, traffic counts, wildlife etc. Public comments will have little impact if they are clearly seen as copies of material produced by our consultants. Residents are not expected to know planning laws, but their views are respected on how a development would affect them personally e.g., traffic issues, use of footpaths, tranquillity, landscape, flooding etc.
There are 85 documents for this application on the website. Many are very technical. However, a good understanding can be achieved by looking at just two of these – Design & Access Statement and Planning Statement – both with a 5th of June date.
It would be counterproductive for BRA to provide a list of points, for members to cut and paste into the comments box. Instead, we have given a box diagram of possible topics for members to amplify with their own experiences. Examples could be “walking my dog round the lake every day”, experiences with the current Station Road traffic, enjoyment from the wildlife of the area etc. Speaking from the heart is useful from residents, leaving comments on core strategies etc to the professionals! It is best if members only mention issues on which they have strong views.
How to comment
Go to 23/P/1145/OUT and “Make a comment”, by the closing date of Friday 4th of August. The box diagram to help you can be found here Gleeson Houses Box Diagram Final
This online version allows you to use your own words in the box provided (“Your Comment”).
Tithe Barn Meeting – Tuesday July 25th at 7.30pm
Nailsea Town Council is holding a public meeting to hear views on the Gleeson application, which should give attendees more background on their proposals.
E mail Bulletin 22nd June 2023
Dear Member
We were delighted that 126 people attended our AGM on April 18th, which was our highest attendance ever. Since then, it has been a relatively quiet time for planning activities, with local government elections and uncertainty at the national level regarding the planning policies.
This peaceful interlude was suddenly broken this week, with the application to North Somerset Council (NSC) by developers Gleeson for outline planning permission, which is the main topic of this bulletin. We also give an update on the ex-MICA site at Backwell crossroads.
GLEESON SITE
The proposal by Gleeson was mentioned on the front cover of the March 2023 BRA Newsletter.
This has now emerged as an outline planning application on the NSC website 23/P/1145/OUT. It is for up to 400 houses including the demolition of 87 Station Road (the house nearest to the Lake entrance). The access road into the site will be between the Station car park and the Lake entrance.
There are 75 documents on the website, many of which are of a technical nature. A good summary is given in the 111 page “Design an Access Statement“, which is one of the first documents shown in the list of documents as published on 5th June. There is clearly much reading to be done!!
The application can be viewed on NSC website on this link 23/P/1145/OUT
We will provide members with BRA’s assessment of the application well before the closing date for comments of Friday July 21st. We urge members to make their views known.
BRA will be working with Backwell Parish Council and Nailsea Town Council, as the 3 organisations share similar concerns about the application.
EX-MICA SITE Planning Application Ref 22/P/2428/FUL
The application to convert the ex-MICA buildings on the corner of Dark Lane and the A370 into a site total of 2×2 bed flats, and 2×3 bed 3 storey dwellings has been refused by North Somerset Council (NSC). BRA objected to the proposals, along with Backwell Parish Council. There were 16 public objections and 7 comments in favour. Details can be viewed on the NSC website on this link 22/P/2428/FUL
There was a common theme in many of the public comments relating to the current site being an “eyesore”.
The main reasons given by NSC for refusal, were the cramped form of overdevelopment, plus an adverse impact on neighbours, and the design, siting and scale of development which would be out of character with its surroundings. There was also the loss of retail activity which is in conflict with our Neighbourhood Plan, reducing the vitality and viability of Backwell local centre.
It is hoped that a revised application will address the reasons for objection, and Backwell will lose its eyesore!!
From your BRA Committee
E mail Bulletin 12th April 2023
Dear Member
We urge all members to come to our AGM on Tuesday 18th April 2023 from 7pm to 9pm in the
Sixth Form Lecture Theatre at Backwell School access via Meadow Close
The formal aspects of the AGM will be kept to a minimum so that we can devote most of the time to the matters covered in our annual newsletter, including a presentation from Lucy White, our planning consultant.
Since printing our Annual Newsletter, we draw your attention to two further developments.
Land Value Alliances (LVA). LVA have publicised their intention to make an application for a large development on land at the northern edge of Nailsea. The site is almost all in Green Belt and the flood plain, and is important for wildlife. A point in its favour is that it has access points off the B3130 towards Failand and Clevedon, which do not impinge on the rest of Nailsea, or indeed Station Road, Backwell. This site has not appeared in any plan, so is only a “Developers Intention” at this stage. It is likely that LVA will make an approach to North Somerset Council for consideration, following a public exhibition held at Nailsea Town Council offices in late March.
Bristol Airport Compulsory Purchase Order (CPO). Bristol Airport has been granted a CPO on land next to the A38 at Lulsgate Bottom.
When added to land the Airport currently owns, significant areas of land become available for road improvements to the junction of the A38 with both Downside Road and the road towards Felton. The land available is shown on the map below. Details of the proposals, are given on:
Backwell Parish Council – Annual Meeting of Electors 7.30pm Thursday 27th of April at Backwell Parish Hall. The agenda is on the Parish Council website – the link to which can be found here. This is an open meeting for parishioners to hear presentations (including ones from The Great Western Air Ambulance Charity and Backwell organisations) and to make their views known. Please note that there are currently 4 vacancies on the Parish Council. If you feel you might like to offer your services, please contact the Parish Clerk on clerk@backwell-pc.gov.uk.
BRA Newsletter March 2023. This was distributed to all households in early April. It has details of our AGM, and updates on the topics to be discussed. It can be seen on the BRA website under “Other Information”.
From your BRA Committee
E mail Bulletin 15th March 2023
Dear Member
RODNEY ROAD – 65 HOUSES
Taylor Wimpey (TW) has been granted OUTLINE permission for this development in the field beyond the Scout Hut. There are important other items (known as Reserved Matters (RM)) that need to be agreed between TW and North Somerset Council (NSC) before FULL permission can be applied for. RM include the scale and layout, and S 106 and Community Infrastructure Levy (CIL) payments from TW.
TW held a public exhibition of its proposals in the WI Hall on Wednesday, March 8th and is seeking feedback, prior to it submitting the RM to NSC for agreement.
The original outline application by TW can be viewed on:
If you feel inclined to record your personal views, please follow the link below and use the ‘Have Your Say’ button.
Redevelopment of Rodney Road, Backwell ‧ Taylor Wimpey
You can add free text at Question 8 and 11.
It is also possible to comment via email to Land.TWB@taylorwimpey.com
Your response could also be copied to our local District Councillor, Bridget Petty on
bridget.petty@n-somerset.gov.uk and to Backwell Parish Council on clerk@backwell-pc.gov.uk.
BRA has submitted comments to Taylor Wimpey, which are given in the attached file.
They also shown below:
From your BRA Committee
Letter from BRA to Taylor Wimpey 14th March 2023
Rodney Road Backwell – Planning Application ref: 20/P/1847/OUT
Dear Sirs
Backwell Residents Association (BRA) has monitored the long saga of this application – submitted in 2020 – up to the public exhibition held in Backwell on 8 March. You will be aware that, along with the majority of local residents, we strongly opposed this application. We accept that consent has now been granted and that the process of the LPA approving conditions and Reserved Matters is underway.
Attached is a list of our continuing concerns – we consider TW has not fully addressed a number of detailed obligations and safety procedures, particularly immediately outside the site boundary, but which remain TW’s responsibility. We ask that further analysis of these potential concerns and difficulties is undertaken. BRA will be seeking to ensure the LPA monitors all such issues closely.
If it is felt local input would be helpful – we will do what we can to assist this process.
Yours faithfully
Michael Rose – on behalf of BRA
COMMENTS FROM BACKWELL RESIDENTS ASSOCIATION (BRA)
BRA is a member organisation with over 430 paid-up member households in Backwell, which seeks to monitor the well-being of activities and life in the village. We appreciated the recent Taylor Wimpey exhibition, explaining their proposals for development on the Rodney Road field. This provided some helpful answers and reassurances – but also left a number of serious concerns and queries, which we wish to further highlight before development proceeds.
- TW reps. are aware of the major concerns about safety, particularly close to the site entrance. We have been left with the impression TW is not concerned with road details outside their red-line site boundary. This is unacceptable. There needs to be more detailed analysis and agreement with the Planning Authority (and local residents?) on such issues as:
- The precise road alignment around the proposed “roundabout”
- Possible parking restrictions at busy times
- Street lighting
- Vehicular and pedestrian access into the Playing fields and Scout hut frontage
- Safety features for the hundreds of youngsters crossing the new road in the Scout hut area each week
- Details of the necessary footpath upgrade at the bottom end of the development site into the Playing Fields
- The available details do not demonstrate clearly how to most safely engineer the new estate road into the site and the gradient up and around the right-angle bend
- Detailed agreement must be reached with the owners of the bungalow – 18 Rodney Road, – whose “quiet enjoyment” of their property will be seriously diminished, to provide a sound-proof and attractively landscaped barrier on their boundary
- Construction Period:
- TW must agree suitably agreed restrictions on construction traffic to avoid disruption and safety hazards at crucial times (e.g., school start / finish times)
- The well-used footpath from the Scout hut area to West Leigh School – a vital pedestrian link – should remain open at all times
- Because of the proximity of the school – pile-drivers and other noisy / dusty equipment should be prohibited if at all possible
- More detail on Section 106 provisions and CIL contributions should be discussed and agreed with local residents (as well as the Planning Authorities) whenever possible
Above all – we would like to see further discussion and agreement on many of the outstanding issues referred to above – before construction starts – before it is too late to discuss potential changes (potentially together with Backwell Parish Council and / or NSC Planning Officers?).
M. Rose 14/03/23
E mail Bulletin 28th February 2023
Dear Member
RODNEY ROAD – 65 HOUSES
Taylor Wimpey has been granted OUTLINE permission for this development in the field beyond the Scout Hut. There are important other matters (known as Reserved Matters) that need to be agreed between TW and North Somerset Council (NSC) before FULL permission can be applied for. Reserved matters will include the access to the site (which has been the cause of much concern), drainage, and Section 106 payments from TW.
TW is holding a public exhibition of its more detailed proposals in the WI Hall on Wednesday 8th March from 3pm to 7pm.
TW is seeking feedback, prior to it submitting the reserved matters to NSC for agreement.
Some details are available on the TW website;
Redevelopment of Rodney Road, Backwell ‧ Taylor Wimpey
ELECTRIC VEHICLES
NSC has written a draft strategy for increasing the uptake of electric vehicles until 2030. They are hoping to hear your views on the strategy.
North Somerset Electric Vehicle Strategy
The above website gives a link to a 3-page summary, and a 13-page report and also to the on-line questionnaire which is open until Thursday 6th April 2023.
CHANGES TO LONG ASHTON BYPASS
New bus lanes are to be created on roads in North Somerset, for the A370, A38 and A369, with work starting in mid-March.
Full details of the changes are available on the NSC website.
Bus service improvement plan | North Somerset Council (n-somerset.gov.uk)
We have just become aware of the “Notice of Intent” for the creation of the bus lanes on the Long Ashton bypass. This can be accessed by the following link:
15 Feb – notice of intent – bus lane on Long Ashton by-pass (n-somerset.gov.uk)
This gives details of how to make comments by 5pm on Friday 10th March.
KEEP WARM WORKSHOPS
The Centre for Sustainable Energy volunteers are holding a Draught Proofing Workshop and providing energy saving advice at Nailsea Library, at 10 o’clock, for about one hour, on Saturday 18th March.
The workshop is free to attend and there will be some free draught proofing samples available to take away. It is an excellent opportunity to raise any issues you may have. To ensure that enough space is allocated for those who wish to attend please book your ticket at:
https://www.eventbrite.co.uk/o/home-energy-taskforce-57904069913
If you would like a workshop to be organised specifically for your community group, please get in touch with Helen at:
https://forms.gle/VnqqyVkgG6PyoN9p6
E mail Bulletin 7th February 2023
Dear Member
You may recall a BRA bulletin dated 8th January 2023, which explained the concept of Reserved Matters (RM) associated with Persimmon’s application to build 125 houses on Farleigh Fields. They were given outline permission for the development, but North Somerset Council (NSC) would need to approve some 35 documents of RM.
The BRA bulletin encouraged members to comment on these to NSC.
The documents may be viewed here 22/P/2818/RM
The following statement from NSC was issued yesterday;
“NSC has just been informed that Persimmon have withdrawn their reserved matters application for Farleigh Fields in the light of comments on the website, where they note concerns about flooding, the outfall, design parameters and landscaping. They have concluded that they should withdraw the application, review these matters and they say that the company is committed to delivering this scheme in Backwell with quality design, placemaking and customer service at its heart, and given its significance for Persimmon and North Somerset Council, want to work with us in a spirit of partnership and collaboration”
Many aspects of the RM were unsatisfactory, and among the “Public Comments there were some exceptionally well researched and persuasive points made by members of the public. BRA has commissioned technical advice and remains an active member of the Backwell Parish Council Working Party on Farleigh Fields.
Persimmon will need to consider the objections carefully, and produce a set of RM that NSC will approve.
This is a pause, NOT a withdrawal – the original consent still remains in force. However – it is a demonstration that strong, valid, local objection can be valuable, giving a better outcome for Backwell.
E mail Bulletin 27th January 2023
Dear Member
BRISTOL AIRPORT
We understand that the outcome of the Bristol Airport judicial review will be announced on Tuesday 31st January. The High Court will have determined whether the Bristol Airports consent to expand to 12 million passengers pa is lawful.
EX-MICA SITE Planning Application Ref 22/P/2428/FUL
The BRA bulletin of 18th of January made reference to this application which can be viewed on the North Somerset Council (NSC) website:
Following the last bulletin there are now 7 public comments on the NSC website, of which 6 are objections, including one from BRA, which is given at the foot of this email.
Whilst the current Backwell Neighbourhood Plan 2014 – 26 (BNP) is now some 8 years old, the BRA committee considers it still has much relevance for today. The Plan can be found here.
Section 10 (page 15) covers “Village shops, services and the local centre”, and is worth reading. Planning policy 2 states:
Development proposals …. will be supported provided that they are appropriate to the size and character of the village, support the creation of a safe, attractive and accessible shopping and business environment. An additional consideration will be whether nearby parking is adequate or more is provided. Appropriate proposals for mixed use, with apartments or flats, will be accepted where this is necessary to improve the viability of commercial premises.
The BRA objection on the NSC website draws attention to the failure of this application to comply with many aspects of the BNP, e.g. in its design for an important location in our village, and pedestrian safety, especially for children.
If members wish to comment, please do so on the NSC website before the closing date of Monday 13th February, by clicking “Make a Comment”
BRA AGM
Tuesday April 18th, 7pm to 9pm, at our usual venue in Backwell School.
BRA MEMBERSHIP
We are grateful to over 430 households who were BRA members in 2022. A high membership level means that our comments are taken seriously, and the £10 subscriptions enable us to employ professional help when required, as it is at the moment! You can download the 2023 Membership Form here which gives details of payment method by cash, cheque or bank transfer. We should be most grateful if you would send your subscription promptly so we have a good start to 2023.
BRA Response to EX-MICA SITE Planning Application Ref 22/P/2428/FUL
Backwell Residents Association (BRA) is a local membership organisation representing over 430 paid up households. It objects to this application.
Whilst it is accepted that the current site and buildings have become an eyesore in recent times and reflect badly on the use and appearance of this important site, the new proposals are a disappointment, and fail to adequately provide the necessary design qualities which this location requires.
The proposal – all residential use – fails to comply with Backwell’s Neighbourhood Plan (Planning Policy CENTRES 1 -3) – i.e., any development in the identified village centre should not damage the vitality and viability of the Local Centre). This proposal removes an important commercial use location in the centre of the village. BRA would ideally prefer to see a continued mix of ground floor commercial use together with some residential.
One of the proposed structures comprises two semi-detached dwellings, and is three storey. Whilst it is noted its overall height is no greater than the adjoining existing (two-storey) property, three storeys is out of character with the surrounding area – notably the rest of the Dark Lane dwellings – and unacceptable aesthetically. We are also concerned about over-shadowing of the adjoining bungalows in Farleigh Road.
The proposed two storey structure is in a crucial location on the corner of the junction as one approaches the village centre from the east. It should be much more prominent and complement the prominent buildings on the other three corners of this junction. The application fails to take the opportunity to provide this and is unacceptable in both external design and town planning terms.
The proposal designates 7 car spaces. The one closest to the junction would create a safety hazard with access/egress far too close to the busy (light controlled) junction. If this is deleted, the site provides inadequate car parking to meet current standards and fails to include provision for visitor spaces. Secondly, the proposed layout provides for cars crossing the narrow pavement which is used daily by many often unsupervised small schoolchildren and would cause a further potential traffic hazard.
The site is over-developed, with inadequate provision, close to this busy junction, for temporary parking/stopping of delivery vehicles, refuse collection vehicles etc, which will inevitably cause traffic difficulties.
E mail Bulletin 18th January 2023
Dear Member
There are several matters of interest which have emerged this week, making a fuller bulletin than usual.
BACKWELL RECYCLING CENTRE
Backwell Recycling Centre to remain open | North Somerset Council (n-somerset.gov.uk)
At noon today, North Somerset Council (NSC) announced that it will NOT be closing the recycling centre.
The councillors have “listened to residents and the strong feeling against proposals to close Backwell Recycling Centre and acted on this by removing this from next year’s budget.”
The full statement can be viewed via the above link to the NSC website.
EX-MICA SITE Ref 22/P/2428/FUL
Many members will be familiar with the old Chorley hardware store, renamed as MICA. It was a popular shop, with useful parking outside. The site has been largely unused for several years, and become an eyesore.
A planning application has been made for 4 dwellings on the site. There will be a two-storey building on the site of the existing shop – a two bed flat on each of two floors. The footprint and height look very similar to the existing building. Towards the rear of the site, and set back – a new building comprising two 3 storey, 3 bed semi-detached houses. 7 car spaces will be provided on Dark Lane for the 4 dwellings.
The BRA committee is considering its response and will report to members well before the closing date of Monday 13th of February. The application can be viewed on:
DEBBIE FORTUNE SITE
There is an unconfirmed report that this will open as a café “within a few weeks”
KEEP WARM WORKSHOPS
The Centre for Sustainable Energy volunteers are holding Draught Proofing Workshops and providing energy saving advice on the following dates at Nailsea Library at 10 o’clock for about one hour:
- Friday 17th of February
- Saturday 18th of March
These workshops are free to attend and there will be some free draught proofing samples available to take away. So that they are able to ensure they have enough space for those who wish to attend please book your ticket at:
https://www.eventbrite.co.uk/o/home-energy-taskforce-57904069913
If you would like a workshop to be organised specifically for your community group, please get in touch with Helen at:
https://forms.gle/VnqqyVkgG6PyoN9p6
NORTH SOMERSET COUNCIL (NSC) ACTIVE TRAVEL CONSULTATIONS
NSC is encouraging Active Travel – i.e. non-motorised and mainly walking or cycling. Members may comment on two consultations.
“Place and Movement Framework”
This new framework sets out the guiding principles for how NSC will classify every road, street and lane in North Somerset. This may be viewed via a 5-page summary of the Place and Movement Framework which can be found here
There is no questionnaire but comments on this may be given by email to transport.policy@n-somerset.gov.uk
“Active Travel” Questionnaire
This is described on
Active Travel Action Plans – North Somerset Council Consultations (inconsult.uk)
There is a helpful 4-page summary provided, along with 7 Active Action Travel Plans.
NSC says: Please use this accessible online questionnaire to let us know what you think.
If you do need the questionnaire in another format, contact us by email at transport.policy@n-somerset.gov.uk
The closing time for comments on responses for both the Place and Movement Framework and the Active Travel Questionnaire is 10am on Monday Feb 20th.
BRA AGM
We have booked our BRA AGM on Tuesday 18th of April, 7pm to 9pm, at our usual venue in Backwell School. We hope as many of our members as possible will come to this important meeting, so please put the date in your diary. More details nearer the time.
BRA MEMBERSHIP
We are grateful to over 430 households who were BRA members in 2022. A high membership level means that our comments are taken seriously, and the £10 subscriptions enable us to employ professional help when required, as it is at the moment! You can download the 2023 Membership Form here which gives details of payment method by cash, cheque or bank transfer. We should be most grateful if you would send your subscription promptly so we have a good start to 2023.
ELECTIONS
NSC and Backwell Parish Council elections will take place in Backwell Parish Hall on Thursday 4th of May 2023.Please note that for the first time, a photo ID will be required. Full details are available on the link Voter ID | Electoral Commission
There is no need for a photo ID with a postal vote, and how to do this is given in “Apply to vote by Post”, on the same link.
E mail Bulletin 8th January 2023
Dear Member
At the start of this New Year, we send our very best wishes to our member households and hope that we can continue to keep Backwell a great community and place in which to live.
Farleigh Fields (FF)
One of the unfortunate decisions last year was from the Government Inspector in June ruling in favour of granting outline permission to Persimmon to build up to 125 houses on Farleigh Fields. The permission was subject to some important items to be submitted by Persimmon at later dates for approval by North Somerset Council (NSC). These are known as Reserved Matters (RM), and some 35 documents have been provided by Persimmon so far. They cover such matters as house numbers by size and type, technical details for drainage, tree planting, plan for a play area, and refuse collection! Assuming these, and others still to come, can be agreed between Persimmon and NSC, the final stage will be the complete documentation for the full detailed application.
The documents may be viewed here 22/P/2818/RM
We have summarised the points of interest from the reserved matters, which we think will be of most interest to members – whether or not they wish to comment on them.
The “Housing Mix” Document provided the following information:
|
Number of Houses | |
|
Private |
79 |
|
Social |
26 |
|
Shared Ownership |
8 |
|
Total built by Persimmon |
113 |
|
Self-Build |
6 |
|
Total Houses built |
119 |
|
Split by House size | |
|
1 bed |
6 |
|
2 bed |
68 (60 houses and 8 apartments) |
|
3 bed |
36 |
|
4 bed |
3 |
|
Total |
113 |
“Street Scenes”, “Site Layout” , “Boundary Treatment” and “Local Play Area” documents provide other points of interest.
- Three house designs will be used for the 60 two bedded houses, being 35, 17 and 8 houses, respectively, for the Alnmouth, Danbury and Wareham designs.
- It is intended that the playground and other open space will be contained within in the site, with limited access to outsiders.
- A pond will be created as part of drainage measures, which can be seen in the Site Layout document.
- Some documents are of a detailed technical nature, many of which are non-controversial.
Next Steps
If members wish to make comments to NSC, this can be done by clicking on the “Make a Comment” on the website via the above link. The deadline for comments is Thursday February 2nd 2023.
BRA is working through the Backwell Parish Council (BPC) FF Working Party, with NSC and with technical advisers – particularly on drainage issues. BRA will monitor any further documents produced, and take a view on whether there is merit in employing an expert to help make a BRA comment.
On a related matter, the BPC FF Working Party, on which BRA is represented, continues to explore the option for BPC to purchase the Local Green Space part of Farleigh Fields from Persimmon for £1.
Footpaths to Jubilee Stone
Residents were shocked last summer when a popular footpath to the Jubilee Stone was closed by the landowner. We encouraged members to provide a witness statement if they had made use of the paths. BPC is coordinating this activity and has submitted an application to NSC (with over 80 witness statements) to have three paths in the field recorded as Public Rights of Way. This might take a year before a decision is made.
A recent development, which members may not have seen as the ground has been so wet for walking, is the use of “Anti Climb Paint” on a new barricade between the Jubilee Stone and the large field. This is shown in the photo. BPC is checking to see if this can be challenged. The paint has a sticky texture and is unpleasant to the touch.
E mail Bulletin 9th December 2022
Dear Member
A number of important issues have arisen recently, which your committee feels members should be aware of.
Local Plan (LP) 2023 – 38
Members will recall much of 2022, including the BRA AGM in April, was taken up debating a draft of the LP which proposed 1100 houses for Backwell (600 on the Grove Farm area and 500 East of Backwell in the Green Belt bordering Backwell School Playing Fields. BRA carried out a straw poll in March 2022 to which 160 members responded with 93% saying it would be “very bad” for Backwell, and 7% “bad”.
The North Somerset Council (NSC) “preferred options” gave a total of 18,046 houses to be built in North Somerset, compared with a government target of 20,880 houses.
NSC was aiming to present a latest draft for consultation by this month, but this has now been delayed until March 2023. Once approved the LP will go for public consultation. A more flexible approach is being taken towards the Green Belt and the Flood Plain, which together account for 70% of North Somerset land. One encouraging aspect is that alongside the latest plan will be an Infrastructure Delivery Plan (IDP). This will cover transport, education, cost and funding sources, and should ensure that plans are more realistic.
Meanwhile, the government has come under great pressure to relax the impact of its “algorithm” and give local communities more say.
In a statement on December 6th, Michael Gove, Secretary of State for Housing etc, has included matters such as:
- Local Authorities will no longer need a 5-year Land Supply if their plans are up-to-date
- The protection afforded by Neighbourhood and Local Plans will be increased
- More incentives will be given for brownfield development
A modified National Planning Framework will be available for consultation by Christmas.
The full statement by Michael Gove can be seen on
Written statements – Written questions, answers and statements – UK Parliament
What does this mean for Residents? If the ambitions are achieved, the LP that emerges should hopefully be more acceptable to Backwell residents than earlier versions. Residents must await the draft, and be prepared to express their views to NSC in the spring/summer.
Development Proposals for 400 houses West of Backwell Lake
A development company, Gleeson Land, has assembled a 94-acre site, and has plans to build 400 new homes, mainly within Nailsea’s boundary, but with part of the site in Backwell. The principal (and possibly only) vehicle access to the site would be via a new road crossing fields ad exiting onto Station Road, very close to the entrance to the Lake car park.
Gleeson Land has produced a website with an outline of where it proposes to build the 400 houses (up to 2.5 stories high), along with further information. A form is also available for anyone wishing to provide feedback to Gleeson Land – http://www.southnailsea.co.uk
Gleeson has given a presentation in Nailsea as part of its consultation process, but not in Backwell.
Members should be prepared to express their views to NSC, should Gleeson come forward with an outline application.
Backwell Recycling Centre (BRC)
The NSC Executive Committee at its meeting on the 7th December approved the draft budget proposals for 2023 – 24, which includes a saving of £300,000 from the closure of BRC. BRA is aware of very strong views within the Backwell community. Those who make regular use of the Backwell site are aggrieved at the cost and time involved in travelling to the remaining sites at Weston and Portishead. Others would be relieved to have the tip traffic no longer using Backwell’s inadequate busy roads.
Consultation can now take place with members of the North Somerset Citizens Panel who will be invited to share their views on the plans for the year ahead. Their feedback will be included within the next report so councillors can consider the views of local people when these important decisions are made.
Information on the Citizens Panel is given on:
NSC’s leadership team and senior managers will continue to work on proposals to close the remaining £4m gap for 2023 – 24, before the final budget and council tax levels are agreed in February.
Conversion of stable block into a residential dwelling at the junction of Backwell Common and Backwell Bow Ref 22/P/1726/FUL
The property, which is located adjoining the junction of Backwell Common and Backwell Bow was originally built as stables for horses, before being converted into living accommodation (without obtaining planning permission). Subsequently NSC accepted the conversion to a dwelling house was lawful, but refused the application for lawful use of the property as a dwelling. The current owners are now seeking planning consent for a newly converted dwelling.
Notwithstanding the legal confusion about this property, BRA strongly objects to this application as it is a residential development in Green Belt. In addition, the site is located in Flood Zone 3 (designated as “high risk”). On both counts this is contrary to North Somerset’s Core Strategy and the emerging draft Local Plan 2038.
We encourage members to also object to this unwelcome application.
Farleigh Fields Local Green Space
The BPC Working Party, which includes BRA input, continues discussions with NSC and Persimmon regarding the potential purchase of the FF LGS fields. No definite decision will be required until well into next year, as building work is not likely to start before 2024.
We send everyone very best wishes for the festive season, and a safe New Year.
E mail Bulletin 30th November 2022
Dear Member
This is a very brief bulletin on a single topic, which only came to light yesterday with a posting on the North Somerset Council (NSC) website.
North Somerset Council has been preparing its draft budget for the financial year 2023/24, which starts next April. A shortfall of £17m has been identified. Officers and Councillors have been working on draft plans to close this gap, principally by cutting costs, but also raising income where it can.
An extensive list of ways of closing this gap has been produced, but even with this, there is a remaining gap of £4m.
The future of the Backwell Recycling Centre is part of agenda item 11, to be discussed at the meeting of the NSC Executive Committee on Wednesday 7th December at 6pm
The introduction to the Budget Shortfall on the NSC website is given below:
https://www.n-somerset.gov.uk/news/tough-decisions-ahead-close-budget-gap-north-somerset
The agenda for the meeting can be viewed by going to the link “on the council’s website”, which is on the 3rd line up from the end of this introduction.
If you click on item 11 of the agenda, 24 pages of possible savings are given.
On page 22 there is a table which has the following entry:
PD2 Close Backwell Recycling Centre £300,000 (saving in 2023/24)
At the moment, BRA has no details on this proposal, but we presume it will mean that the only recycling centres in North Somerset will be at Portishead and Weston. This will no doubt create strong feelings in Backwell.
We will be in touch with members when we have more information. Your committee thought members should know asap that this option is under consideration.
E mail Bulletin 10th November 2022
Dear Member
As we have not produced a bulletin for some 6 weeks, we have taken the opportunity to give an update on all ongoing projects. 2022 has not been a good year for Backwell so far, with both the field off Rodney Road behind the Scout Hut and part of Farleigh Fields receiving planning permission for 65 and 125 houses respectively. The perceived lack of a 5-year land supply in North Somerset was the dominant factor in both cases.
North Somerset Local Plan 2023-38
Progress on the draft Plan has been hindered by the North Somerset Council (NSC) Executive having second thoughts about some of the content in the current draft and a delayed response from central Government on a decision about required new housing numbers for individual local authorities. The Parish Council Working Group continues to challenge the proposed number of new houses demanded for Backwell, and, in particular, development of the Green Belt land on the east side of the village beyond the Leisure Centre.
Rodney Road Housing
Outline consent was controversially granted for housing last month despite strong local opposition. NSC has agreed to allow local input into some of the Reserved Matters detail when this comes forward for approval. This is particularly relevant for safety issues at the vehicular entrance to the site into the Playing Fields (close to the Scout Hut), and BRA is monitoring this closely.
Farleigh Fields
The BPC Working Group continues to liaise with Persimmon, particularly about the potential acquisition of the two Local Green Space fields alongside the field where planning consent has been granted. It now appears Persimmon is unlikely to commence development for at least another year, and so the need for an early decision has been postponed. Ideas for the potential long-term use of these fields are being explored, if, as many people hope, BPC can take up the opportunity to buy these fields for a £1, to be controlled in the future by Backwell.
Development Proposals for 400 houses West of Backwell Lake
Gleeson Land has assembled a 94-acre site, and has plans to develop 400 new homes, mainly within Nailsea’s boundary, but with part of the site in Backwell Parish. The principal (and possibly only) vehicle access to the site would be via a new road off Station Road, very close to the entrance to the Lake car park.
Such a development would create a major new traffic issue on the already congested Station Road. The development would be an aesthetic eyesore in what is currently pleasant, tranquil countryside, and would severely compromise the current Nailsea/Backwell Strategic Gap.
So far the developer is only testing out its proposals – prior to submitting an outline planning application in “Winter 2022”. Nailsea Town Council has already declared its strong objection to these proposals. Your BRA Committee feels likewise, and we understand that Backwell Parish Council is equally concerned.
Gleeson Land has produced a website with an outline of where it proposes to build the 400 houses (up to 2.5 stories high), along with further information. A form is also available for anyone wishing to provide feedback to Gleeson Land – http://www.southnailsea.co.uk
Replies have been requested by Tuesday 29th of November.
If and when Gleeson Land applies to NSC for outline planning permission, BRA will alert members to this application, and provide significant points which you might consider making. Your views will be very important as they will go directly to North Somerset Council, who will give their judgement on the more detailed plans submitted. BRA is confident that members will take this opportunity
Even Keel (Ref – 22/P/0252/OUT
A decision on this long-outstanding outline planning application to build 55 houses off Moor Lane has again been deferred – this time to Tuesday 31 January. BRA has strongly objected, along with many other residents, mainly on the grounds of a wholly inadequate access and the potential for further congestion in Station Road. It is possible that the developer may amend the plans to attempt to overcome the objections. If this happens, we will alert members and encourage them to make comments on any revised plans. A nil response to modified plans could be seen as acceptance.
Backwell Motors (Ref 22/P/0696/OUT)
A decision on this application is expected shortly. BRA has supported it in principle, given that it is a sensible modest addition to the village’s housing stock.
Rushmoor Grange, Rushmoor Lane (Ref 22/P/0821/LBC)
STOP PRESS – Yesterday a posting was placed on the NSC website.
It REFUSES PERMISSION, owing to lack of compliance with its listed building status. Details are available on the link below by looking at the “Decision Notice”, which is the latest document:
Bristol Airport
The final stage of this long running saga is nearing its end.
- March 2020: NSC refused the application by Bristol Airport to expand from 10 million to 12 million passengers pa.
- February 2022: A Government Inspector was in favour of the appeal by Bristol Airport against the above decision, thereby granting permission.
- November 8/9 2022: A judicial review (JR) took place this week in Bristol to review the legality of the Feb 2022 judgement.
Residents and Councils have worked hard to oppose the expansion. The JR is a legal procedure, but peaceful demonstrators were very visible on both days to remind everyone of the strong public opposition. The final decision is not expected to be known for some weeks.
Complaints
Apart from keeping fingers crossed for the outcome, one useful action that residents can take is to make a note of times and dates concerning noisy aircraft, flight paths, parking etc. Should you wish to make your voice heard please find the attached link to the Airport Complaints page, which is quite simple to use. Here is the link:
https://www.bristolairport.co.uk/contact-and-help/noise-and-environmental-concern
In addition, there is an excellent smart phone app you can use ‘Flightradar24’ which is free from your mobile phone app store. It is interesting to see which planes are causing the issues and how high they are. You can capture a screenshot with the details of your noisy plane. If you prefer, with the approximate time of the incident, you can use Bristol Airport’s own tracking link to find the offending vehicle. This works for flights during the preceding past week. WebTrak : Bristol Airport (emsbk.com)
Footpaths to Jubilee Stone
It is very encouraging that the Parish Council has now received almost ninety witness statements from residents. These are being checked and will be submitted to North Somerset Council (NSC) shortly.
If you already have an ‘evidence pack’ which you intend to submit, it would be helpful to get it to the Parish Office soon, although additional statements can be submitted to NSC later. If you would like to make a statement, you can still collect an evidence pack from the Parish Council Office.
Full instructions are available on the Parish Council website via this link:
https://www.backwell-pc.gov.uk/jubilee-stone-field-footpaths/
Clean Air Zone (CAZ) in Bristol
Bristol City Council will introduce its CAZ from Monday 28th of November
Details can be found on: Bristol’s Clean Air Zone – bristol.gov.uk
The charge is £9 for any day when you enter the zone. It applies, in broad terms to petrol cars older than 2006 and diesels older than 2015. Bristol C.C. estimates that 71% of vehicles will be unaffected, as they meet the emission standards. Points to note:
- The CAZ includes the Cumberland Basin and part of the Portway – both of which are common routes for many Backwell drivers, and for visitors to Backwell.
- The website above allows you to check to see if your vehicle complies.
BRA Statement 6th October 2022
Backwell Parish Council Meeting 6th October – Agenda item 11 b – Update on Rodney Road field application
BRA Statement:
BRA was very disappointed at the recent approval of this planning application. Equally, we were dismayed at the NSC Committee’s apparent disregard of the clearly stated concerns about the design of the proposed vehicular access into the site, and safety considerations.
It is noted full details of this design will be dealt with under “reserved matters” and BRA intends to closely monitor and, when appropriate, to comment on these details, taking advantage of North Somerset’s officer’s offer to co-ordinate with local residents. We have written to our councillor – Bridget Petty, offering our support in monitoring, in particular, the following:
- The precise design detail of the vehicular entrance, the proposed pedestrian crossing, and associated signage etc
- The developers’ proposals for a temporary footpath and other safety features in the vicinity of the site entrance during the construction programme.
- A further condition to be imposed restricting all construction traffic to travel in and out of the site outside school start and finish times.
- All efforts to be taken by construction workers to minimize the noise and disruption to the adjoining bungalow – 18 Rodney Road – occupied by Mr and Mrs Locke.
We have great concerns about the safety of young children in this crucial area both during and after construction – and would encourage BPC to take an equally strong interest in the detailed implementation of this planning consent.
E mail Bulletin 22nd September 2022
Dear Member
In a BRA bulletin in July, we mentioned that work had begun on investigating the closure of a popular path on Backwell Hill. The latest position is explained on the Backwell Parish Council website, with a link below.
http://www.backwell-pc.gov.uk/jubilee-stone-field-footpaths/
Details of how you can provide evidence to support a claim to have a Public Right of Way created are given within this link. The more people who provide evidence, the better the case for a footpath will be.
E mail Bulletin 21st September 2022
Dear Member
You will no doubt recall that officers from North Somerset Council recommended that the NSC councillors on the Planning & Regulatory Committee should approve the application by Taylor Wimpey for 65 houses off Rodney Road.
During the discussions at the P & R meeting this afternoon, key points made by objectors (400 residents, Backwell Parish Council and BRA) were highlighted. Bridget Petty, our NSC District Councillor, (who is not on the P & R committee) spoke against the application, as did Sarah Ould, Chair, Backwell Parish Council. BRA had submitted a final written objection earlier this week. The access to the site was considered in detail at the meeting, and some councillors felt this aspect required further analysis.
However, this OUTLINE APPLICATION was APPROVED in a split vote with the lack of an adequate NSC 5-year housing land supply being an overwhelming factor in favour of more housing. The concerns from objectors were deemed not to carry sufficient weight to overcome this.
Taylor Wimpey will now work on detailed aspects with NSC and bring forward a FULL APPLICATION for approval in due course.
This application can be viewed on the NSC website:
The decision today was not unexpected but is a great disappointment to everyone who worked so hard to point out the adverse impact of the proposal.
E mail Bulletin 15th September 2022
Dear Member
We have news on two applications for housing developments.
65 Houses off Rodney Road
This application can be viewed on the NSC website
This application was originally submitted by Taylor Wimpey (TW) to North Somerset Council (NSC) two years ago. Almost 400 residents have objected to the application, principally in view of the inadequate access to the site, and the impact of additional traffic on Westfield Road, Rodney Road, Embercourt Drive and other inadequate roads. BRA committee members have discussed the project with property owners near the access, and with Backwell Playing Fields management. We engaged highways experts to submit reports and have responded to new information put forward by TW, which they felt alleviated some of the problems. Backwell Parish Council (BPC) has also consistently objected.
The disappointing news is that the NSC officers have produced a 42-page report, which recommends to the NSC Councillors on the Planning & Regulatory Committee that they approve the application at their meeting next Wednesday at 2.30pm at Weston Town Hall. The report acknowledges some of the points raised by objectors but concludes that these points do not have sufficient weight to outweigh the benefit of increasing the NSC 5-year housing land supply. BRA feels that its very careful detailed arguments have not been fully addressed.
The report by the officers can be viewed with the agenda on:
A group of NSC councillors from its P & R committee will make a site visit to Rodney Road at 12 noon this Thursday 15th of September, in advance of their decision next week. It is not intended to be an opportunity for engagement with members of the public.
The P & R meeting is not being streamed by YouTube to the public (unlike the full council meetings which are). Members of the public can attend the meeting at Weston in person, and a Backwell contingent in the audience would reflect the strong feeling in the village. BRA and BPC will liaise so that our main points are made during public speaking.
Unfortunately, it is unusual for Councillors not to follow the decision proposed by the officers, but it has happened in the past.
A Briefing Note has been prepared by Lucy White on behalf of BRA and has been sent to the P & R committee and can be found here – 220915 BRA Briefing Note
Proposal for 55 Houses on Moor Lane at Even Keel
This application may be viewed on the NSC website:
This much more recent application is a proposal for the development of a site on the right-hand side, as Moor Lane narrows towards open fields. The outline application would involve the demolition of “Even Keel”, a house with a large garden, and some adjacent land. Additional information has been requested by NSC. BRA’s view is that a number of affordable new homes would be welcome in the village, but the total number proposed for this land is not justified. There are serious concerns about the access to the site, and the huge impact on Moor Lane, Moorfield Road and Station Road. BRA has objected to the proposal in its present form.
The applicant has provided further information to NSC in response to objections, which has recently been posted on the NSC website. This included a “shuttle” one way section along the narrow lane. BRA had concerns about this and commissioned a Transport Access and Technical Review by Caibro, to provide an independent and objective appraisal of the proposals. This can now be seen on the above website and is the latest document to be shown at present, dated 13.9.22. Whilst making technical points that only experts are capable of, it is a good summary of reasons for refusal.
At the time of writing, there are only 59 objections from the public on the website. The current environment appears to have the bar set incredibly high for any proposal to be refused, to combat the strong perceived need for extra houses, as measured by the 5-year housing land supply. Further objections from the public would be helpful. BRA is not opposed to a development of a more modest number of houses.
E mail Bulletin 13th September 2022
Dear Member
Backwell Residents Association joins the Parish Council in its website statement:
“Sarah Ould, Chairman, expresses the deep sadness of Backwell Parish Council and the residents of Backwell at the news of the death of Her Majesty Queen Elizabeth II on 8 September 2022 and our sincere gratitude for her 70 years of service and leadership as sovereign.”
A Backwell book of condolence is available for people to sign at the Parish Hall at the following times:
Tuesday September 13 12 – 4pm
Wednesday September 14 10 – 1pm
Thursday September 15 10 – 1pm
Friday September 16 10 – 1pm and 5 – 7pm
Saturday September 17 At the Village Show from 2pm to 4pm.
E mail Bulletin 11th July 2022
Dear Member
Following an extremely active period during the past couple of months, this bulletin gives an update on several planning applications in the village.
Bristol Airport
After the long Inquiry held between July and October last year, the Inspector, in Feb 2022, decided in favour of the Appeal by Bristol Airport, allowing it to expand up to 12 million passengers pa. NSC said it would not contest this decision. However, the process has not quite ended!
One of the very active opposition bodies, Bristol Airport Action Network (BAAN) has collected sufficient funds to obtain a Judicial Review which has been set for November 8th and 9th of 2022. This will be heard by a senior High Court judge and be held in the Bristol Civic Justice Centre, Redcliffe Street. Members of the public may attend, but we understand that there is no opportunity for further comments, as the hearing will concentrate on legalities. More news nearer the date.
Housing Numbers, the Local Plan and Land Supply
This is a complex subject, which has a crucial bearing on the North Somerset Local Plan. Housing requirements are set by central government for Planning Authorities, which in our case is North Somerset Council (NSC). For the Local Plan 2023-38, the requirement is 20,085 houses. The draft Local Plan produced by NSC currently shows 18,046, which includes 1100 houses for Backwell, and still falls short of the target. The centrally imposed targets have been widely challenged, and our MP, Liam Fox has spoken against the impact on North Somerset in Parliament. It is felt by many that North Somerset (NS) has been given an unfair and unachievable target. The area is coping with significant, and character changing developments already, let alone much more in the draft Local Plan. It has also been suggested that the targets should not be considered as absolutely fixed, but some shortfall should be allowed under certain circumstances. A review is possible, but at the moment NSC is working to achieve 20,085.
An earlier target is relevant for current applications, and has produced a need to show a 5-year housing land supply of 7,308 houses over the period 2021 to 2026. Currently, NSC claims that it is able to show this number of houses can be delivered within the timescale, and its supply represents a 5.2-year supply. However, the Farleigh Fields Appeal Inspector considered this was not realistic and concluded that the supply was only 3.5 years, given the inevitable delays in planning and building. This shortfall is serious and played a big part in the Farleigh Fields decision, and also others in North Somerset. It is an unattractive backdrop for the Rodney Road housing application..
Rodney Road – Application for 65 houses
It is expected that this application will go to a NSC Planning Committee shortly. BRA considers there is strong evidence to reject the application, but the need for housing numbers will be a factor, as explained above.
Farleigh Fields
The BRA bulletin of 22.6.22 gave the sad news that the Inspector had allowed the appeal, and that the development of 125 houses could go ahead. The 39-page report is thorough and gives details of her analysis, and she concludes:
“the adverse effects of granting Planning Permission would NOT significantly outweigh the benefits.”
Since the 1980’s, Backwell residents have opposed any building on FF in different parts of the fields and with proposed house numbers as high as 350. The efforts to “save” the fields have not been fruitless, given this development is the smallest ever put forward.
The following points emerge from her Appeal Decision:
- All the indications from NSC and their advisers show that there is no prospect of taking opposition to the application any further.
- The primary benefit of the development was adding 125 units to the housing supply.
- The main adverse effect was the impact on the character and tranquillity of the site, but the Inspector downgraded the impact on the fields compared with the 2018 decision, where the new houses would have been much more visible.
- She recognised that for some houses adjoining the site there would be a “significantly adverse visual effect”. (In layman’s terms, their view of the fields and church would be replaced by a housing estate close to their boundary!)
- The loss of good agricultural land was considered to “weigh modestly against the proposal”
- Other factors including traffic, flooding, impact on wildlife were considered in some detail, but were not felt to be significant given the conditions imposed, and work done to mitigate the impacts.
Conditions: 38 conditions have been placed on the application, which must be met as the application moves from an “Outline” to a “Full” planning application. One of these is that no dwelling should be in excess of two storeys – to reduce the visual impact.
Section 106 Agreement: This will provide finance for off-site benefits provided or paid by the developer.
Local Green Space (LGS) Land: The Inspector applied “moderate weight” to the offer made by Persimmon for the transfer of the LGS land from its ownership to the Parish Council for a nominal sum of £1. As the map above shows, this is a substantial piece of land, which would remain in the ownership of Persimmon if the offer is not accepted. The current tenant farmer has indicated that he would be prepared to continue to farm the land. There are, of course, costs and management issues associated with land ownership. The Parish Council has created a working group of councillors and others to consider this offer.
Removal of Footpath Gate by Jubilee Stone
The owner of the field adjacent to BET’s Nature Reserve has replaced the gate at the Jubilee Stone with barbed wire and an earth bank to stop people using the diagonal path across the field. This path has been used by walkers for many years although it is not a Public Right of Way (PROW). This unilateral action is very disappointing and has caused much adverse comment by BRA members and more widely on social media.
Noting the exhilarating views when walking up and down the open field between the top of ‘Piggy Lane’ and the Jubilee Stone, it is hardly surprising that this route is so often used in preference to the Public Footpaths (PROW), which are not well sign-posted. In fact, the path up the Combe on the eastern edge of the field is almost impassable and, in any event, offers no views whatsoever.
The Parish Council has been investigating the situation and has tried to contact the landowner who has not responded. The issue was discussed at the Parish Council meeting on 7th July; BRA and one other resident made statements. The Council decided to continue investigations with NSC before deciding what to do.
Members who could provide an affidavit confirming dates of earliest use of the diagonal path, the gate, and the stile which preceded it, is invited to contact BRA. Dated photographic evidence would be especially helpful. If a solution cannot be found with the owner, there is an option to try to create a “permissive path”, shown in red on the map, by proving continuous use for 20 years. We will pass on information to the Parish Council, which is leading on this unfortunate matter.
Source: NSC Planning Map
Even Keel
There are 59 objections, and 5 in support of this application for 55 houses on Moor Lane. It has not been decided, but NSC has said “at this stage it is considered unlikely that Highways and Transport will approve the access arrangements proposed for Moor Lane”
Backwell Motors (Ref 22/P/0696/OUT)
An outline application for this site has just been posted on the NSC website. It will involve the demolition of the petrol forecourt and main garage, and the creation of 7 small terraced 3 storey houses facing Station Road. Other buildings at the rear will be demolished, but rebuilt to provide a relocated Equicraft shop and a small garage workshop.
The link for the application can be found here
E mail Bulletin 23rd June 2022
Dear Member
Bad News on Farleigh Fields
Unfortunately, this bulletin brings bad news. Today, the Planning Inspectorate has given its decision as follows:
“The appeal is allowed and planning permission is granted for demolition of 54 and 56 Farleigh Road and residential development of up to 125 dwellings “
This is given in a 39-page report which can be found here Farleigh Fields Decision 22.6.22
Many people will be disappointed, and some will be devastated. Much hard work was put into fighting this most recent proposal, which has followed a stream of applications for building on Farleigh Fields for nearly 40 years from 1984. All the previous decisions have rejected the applications.
Finally, this latest proposal by Persimmon will go ahead.
The BRA committee will read the 39 pages in detail, and report back on any significant points.
E mail Bulletin 25th May 2022
Dear Member
NSC Consultation on Sites
NSC has now invited comments on a consultation on the possibility of using some of its own sites for development. Among the 14 sites are the NSC office block at Castlewood, Clevedon; and Nailsea library. Of local interest is the field NSC owns adjacent to West Leigh Infant School, containing the footpath leading towards the Scout Hut. It has been identified by NSC as an area for possible expansion by West Leigh and BRA supports its continuation for this purpose. BRA opposes any proposal for housing, given the dangerous and narrow exit onto Rodney Road by the Scout Hut, or the use of Westfield Drive which is a cul-de-sac offering a safe walking route for the school. The deadline is Monday June 20th and the consultation can be viewed on:
One of the other 14 sites is by Youngwood Lane. Whilst not in Backwell, the land is within the Strategic Gap, and has an important role in keeping Nailsea and Backwell as separate communities. Nailsea is currently experiencing substantial house building and using the NSC land for more development would only exacerbate the growing problem of traffic seeking a way in and out of Nailsea and further overloading Station Road and Backwell crossroads.
Awaiting Decisions
At the moment, there has been no decision on the planning application for 65 houses off Rodney Road, behind the Scout hut; nor have we heard the result of the Inspector’s verdict from the 8-day Inquiry in March for 125 houses on Farleigh Fields. North Somerset Council (NSC) is currently digesting the (generally critical!) views of residents on the North Somerset Local Plan up to 2038. The application to build 55 houses at “Even Keel”, Moor Lane is also awaited.
Bristol Airport
The airport appeared to achieve its aim of expanding to 12 million passengers pa when the Inquiry Inspector decided in favour of its Appeal in Feb ‘22, and NSC said it would not contest this decision. However, we have now heard that one of the very active opposition bodies, Bristol Airport Action Network (BAAN) has collected sufficient funds and has gained the right to go ahead with a 2-day High Court Hearing to challenge this decision. It is early days to have a view on the probability of its success.
Rushmoor Grange, Rushmoor Lane
A planning application has been made for the subdivision of this house on the A370 into two units, and the building of 4 properties within the grounds. It may be viewed on the NSC website below. The deadline for comments is Thursday 23 June.
Jubilee Event on the Playing Fields – Sunday 5th June Noon – 5pm.
BRA will have a stand with maps etc on display, and will welcome any visitors or enquiries.
E mail Bulletin 22nd April 2022
Dear Member
Consultation on the North Somerset Local Plan 2023 – 38 (LP)
which has a deadline for comments on
Friday April 29th 2022
Further to our Bulletin of 10th April, BRA has now produced its response to the Local Plan (LP), which is attached to this bulletin. Our planning consultant, Lucy White, has helped to create this response, in particular to make references to where the LP fails
to comply with planning requirements. ( It is not in a letter format as it will be uploaded onto the North Somerset Council website via the on-line consultation.)
This response and other documents relating to the LP can be seen on the BRA website via:
North Somerset Local Plan | Backwell Residents Association
E mail Bulletin 10th April 2022
Dear Member
Please respond to the
Consultation on the North Somerset Local Plan 2023 – 38 (LP)
which has a deadline for comments on
Friday April 29th 2022
The BRA website has a tab devoted to the LP which can accessed by:
North Somerset Local Plan | Backwell Residents Association
This provides all the links you require to complete your comments, along with some extra helpful material from BRA. The full consultation process is long and complicated, but only a few of the questions are specific to Backwell. Please note that this consultation is called “Preferred Options March 22” on the North Somerset Council (NSC) website.
There are two ways to give your comments:
On Line Consultation
North Somerset Council (NSC) encourages you to use this method, and answer a series of structured questions. This link is;
Registration: When you open the consultation, it asks you to either log in or register in the top RH corner. This small hurdle asks you to register if you have not used their consultation system before. To register you enter your email address, and then add a password. This is useful, since you can log in to the system at any time in the future and complete, or amend, what you have previously entered.
By email to planning.policy@n-somerset.gov.uk
You can use this method to make a short statement, or to give an attachment.
When you open the consultation document there is a long list of sections down the left-hand side.
The following are specific to Backwell:
Policy LP 3 Nailsea and Backwell
Schedule 1 Backwell
Useful links on the BRA website
- Final short guide to the Preferred Options Local Plan March 2022 – this is a 6-page summary from NSC explaining the process
- NSC Draft Local Plan slides from BRA AGM 2022 – this link is for the LP slides used at the well-attended BRA AGM last Tuesday 5th April
- NSC Local Plan Response Support HANDOUT – some points to guide you through the process of making a comment.
- What can residents do handout – this covers other actions you can take
The BRA comment on the LP is currently being finalised, with the help of Lucy White, our planning consultant, and we hope to put this on our website in the next week.
We urge everyone to respond in whatever level of detail and by whichever route you prefer.
It is evident that the village has serious concerns about this LP, and NSC need to be made aware of these with a large response from Backwell residents.
Need help with your response to NSC Local Plan ?
Please see below the links to three documents to help members tackle the draft local plan consultation process.
NSC Local Plan Response Support HANDOUT
Final short guide to the Preferred Options Local Plan March 2022
E mail Bulletin 1st April 2022
Dear Member
3 IMPORTANT DATES
BRA AGM
We are delighted that after having to miss out on a live meeting in 2021, we are able to have our 2022 AGM in person. All major planning issues will be discussed and there will be a chance for members to comment on any topic. Our planning consultant, Lucy White, will speak about the Local Plan.
Our AGM will be held this Tuesday 5 April 2022 from 7pm to 9pm in the Sixth Form Lecture Theatre at Backwell School (entrance via Meadow Close off Station Road).
We look forward to welcoming you to this important meeting, and thank Backwell School once again for the use of their splendid tiered lecture theatre. Many thanks to members who have already paid their £10 membership fees. We would welcome other subscriptions at the meeting, please.
55 houses at “Even Keel”, Moor Lane – (Planning ref. 22/P/0252/OUT)
Octavia Homes, is promoting a new development site in Moor Lane. It is on the right-hand side as Moor Lane narrows towards the open fields. The outline application is for up to 55 houses, and would involve the demolition of “Even Keel”, a house with a large garden, and some adjacent land.
The application may be viewed on the North Somerset Council (NSC) website:
There is a tab here marked “Make a comment”, with a deadline of Thursday 7th April.
BRA has submitted its response, with help from our planning consultant, and is given as an attachment to this email. Our view is that a number of affordable new homes would be welcome in the village but the total number proposed for this land is not justified. There are serious concerns about the access to the site, and the huge impact on Moor Lane, Moorfield Road and Station Road. BRA has objected to the proposal in its present form.
North Somerset Local Plan
We hope that many residents will make their views known to NSC by the closing date for consultations on April 29th. The link to the consultation website is
The BRA response will be available shortly
Tomorrow, Saturday April 2 from10am to 1pm at the Parish Hall there is a second Drop-in Session with Backwell Parish Councillors. This is a chance to find out more about the Local Plan, and discuss and feedback your views to help shape BPC’s response to NSC. Some BRA committee members will be attending this session in support.
E mail Bulletin 26th March 2022
North Somerset Local Plan
On the evening of Tuesday March 22nd a very large number of residents filled the Parish Hall for a Question & Answer session with three North Somerset Councillors and two Planning Officers.
There are 2 further, “Drop-in” sessions with Backwell Parish Councillors next week.
Thursday March 31st from 6pm to 9pm
Saturday April 2nd from 10am to 1pm both at the Parish Hall
These events will give you the opportunity to find out more, discuss and feedback your views to help shape BPC’s response to NSC’s Local Plan. Some BRA committee members will also be attending these sessions.
You can respond to the consultation until the closing date of Friday April 29th by pasting:
Tinyurl.com/yckyrnub
into your browser, and choosing “Preferred Options Consultation – March 2022”
Farleigh Fields Appeal at Weston
This 8-day Inquiry will have its final session on the morning of Tuesday March 29th.
At least one member of the BRA committee attended each session to date. The question we have frequently been asked is “How did it go? “. The answer is that no one can tell until the Inspector, Dr Andrea Mageean, gives her report! It is exactly 5 years since the previous Inquiry. Much of the current Inquiry involved the Persimmon side saying how different things are now compared with 2017, and NSC suggesting they are still relevant!
The whole inquiry can be viewed on YouTube via
14 Backwell residents chose to make personal statements – we are grateful for the efforts they made.
The following gave their statements on Friday 22nd March
Barbara Harland
Lorraine Hopkinson
Jane Kearney (statement read out by Lorraine Hopkinson)
Mike Mogford
Chris Perry
Mike Rose
Bridget Petty
Martin Powell
These can be viewed by starting the video below at 21 minutes.
YouTube live stream: Friday 18 March – afternoon
The following gave their statements on Tuesday 22nd March
Kathryn Crawford
Peter Hoare
Jayne Kirkbride
Karim Malik (statement read out by Barbara Harland)
Mark Mallet
Geoff Wells
YouTube live stream: Tuesday 22 March – afternoon
They can be viewed via the above link, starting the video at 1hr 39 minutes.
The concluding statements are being given next Tuesday 29th starting at 9.30am. The session will be VIRTUAL and will NOT be in person at Weston. It is estimated to be 30 mins for NSC and 2 hours for Persimmon. It can be viewed live on:
YouTube live stream: Tuesday 29 March – morning
The verdict of the Inquiry should be known in 6 – 8 weeks’ time
E mail Bulletin 21st March 2022
North Somerset Local Plan (LP) 2023 – 38
Consultation on the Local Plan has started and runs until Friday 29th April. This is a very important document for the future of our village. There are 4 events where there are opportunities to learn more and air your views before making a formal comment to North Somerset Council (NSC).
Question & Answer with NSC Councillors and Officials
Tomorrow – Tuesday March 22nd at 7.30pm at the Parish Hall
NSC is taking this meeting seriously, and their representation will be 3 District Councillors and 2 senior members of their Planning Department. BRA hopes that there will be a good attendance from residents to show our keen interest in Backwell’s future.
(NSC has suggested that we ask attendees to take a lateral flow test prior to this meeting, given the current high incidence of Covid.)
Drop-in Sessions with Backwell Parish Councillors
Thursday March 31st from 6pm to 9pm at the Parish Hall
Saturday April 2nd from 10am to 1pm at the Parish Hall
This is a chance to find out more, discuss and feedback your views to help shape BPC’s response to NSC. Some BRA committee members will be attending these sessions in support.
BRA AGM – Tuesday April 5th in the 6th Form Theatre at Backwell School – more details nearer the date
E mail Bulletin 15th March 2022
Please forgive a communication from BRA so soon after the last, but much is happening on the planning front at the moment.
Farleigh Fields Appeal at Weston Town Hall
First Day Today was an important day, as the 5-year housing supply in North Somerset was discussed. North Somerset Council (NSC) argued that there are sufficient sites with planning permission to satisfy its needs. The Appellant (Persimmon) argued that this is not the case meaning NSC needs the Farleigh Fields land to meet its housing targets. They suggested that NSC has a “catalogue of development failure”. A number of possible housing sites across North Somerset were discussed in some technical detail, so it one of the less interesting days for Backwell residents. One has no idea what view the Inspector is taking, and her judgement is not given until her report some time after the appeal has closed.
Future Timetable This is given in the attachment to this email, where we have annotated the official “legal “timetable with items in red to explain what will be covered. For example, tomorrow, Wednesday, NSC will present its case on the impact of the development on the character of Backwell. These issues will be of local interest. The timetable also gives the sessions where our residents will be making their statements,
Resident statements
The following people will be speaking.
Friday 18 March Session – from End of Lunch to 3.15pm
Barbara Harland
Lorraine Hopkinson
Jane Kearny (statement to be given by Lorraine Hopkinson)
Mike Mogford
Chris Perry
Mike Rose
Tuesday 22 March Session – from Mid afternoon to close
Kathryn Crawford
Peter Hoare
Jayne Kirkbride
Karim Malik
Mark Mallet
General Public Attendance
Today, the public gallery was very quiet, which was understandable given the technical content.
We are aware that the Inspector will note the level of interest from the general public, and even though the Inquiry is not being held in Backwell, we should be impressing her by taking the trouble to attend. In particular residents giving statements have worked on these to give passionate reasons for refusing permission and they deserve our support. If at all possible please visit the Inquiry in person.
Please note the following:
- Make sure you sign in, so your presence is recorded.
- The public seats are behind the participants, and you can arrive and depart whenever you need to. You do not have to attend the whole day, or even a whole session.
- A simple way to go to the Town Hall is via the X1 bus, which runs regularly from Backwell. Please note the normal bus stop to Weston at Backwell lights is not used at present – there is one by the Leisure Centre and a temporary one opposite Rodney Road.
- Parking is available at the multi-storey near the Town Hall. It is “pay and display” at £5 for 4 hours, and £12 all day.
The link to the Inspectorate website is given below. It has all the papers, and the links to the YouTube streams.
STOP PRESS:
Bristol Airport Expansion to 12 million passengers per annum (mppa)
Last month we heard that Planning Inspectors upheld Bristol Airport’s appeal against NSC’s decision to refuse permission to expand. Consequently, Bristol Airport can increase to 12 mppa. It will also achieve fully coordinated status resulting in more night flights, substantially more aircraft movements with little in the way of conditions or mitigation. Today we heard that NSC do not intend to contest this. However, another interested party Bristol Airport Action Network (BAAN) who took an active role in the appeal against airport expansion will aim to challenge this decision in the High Courts. For more details and how you can get involved BAAN – Bristol Airport Is Big Enough (wordpress.com)
E mail Bulletin 11th March 2022
Just as we have completed our hard copy Newsletter to the village, there are two matters to bring to your attention! One relates to housing off Moor Lane, and the other is some very welcome details on the Farleigh Fields Appeal starting next Tuesday, 15th March.
55 houses off Moor Lane – (Planning ref. 22/P/0252/OUT)
A local developer, Octavia Homes, is promoting a new development site in Moor Lane. The land is next to Backwell Vale, and the recently completed 65 house development at Coppice Place, on the right-hand side as Moor Lane narrows towards the open fields. It is outside the settlement boundary. The outline application is for up to 55 small houses, and would involve the demolition of “Even Keel”, a house with a large garden, and some adjacent land.
It is a comprehensive application with 27 documents, including a Transport Assessment, that has 75 pages, which concludes:
“there are no transport / highways reasons for refusal of planning permission”
The application may be viewed on the North Somerset Council website:
Simple Search (n-somerset.gov.uk) and key in the above Planning ref.
There is a tab here marked “Make a comment”, with a deadline of Thursday 7th April
Our initial view is that a number of small and affordable new homes would be welcome in the village but the total proposed number on a site of this size, with its access problems, is not justified. BRA has commissioned help from our planning consultant as there are a number of important technical issues involved. Members may like to wait for a bulletin later this month, once we have had time to identify the main pros and cons of the application.
Farleigh Fields Appeal
Inquiry Timetable We have now received the breakdown of the Inquiry into 4 sessions for each day. “Interested party contributions” is the title given to the personal statements from Backwell residents, which are scheduled for early afternoon on Friday 18th March and mid to late afternoon on Tuesday 22nd March. These timings are given in an attachment to this bulletin. The allocation of statement givers to these times has not been yet been finalised.
Appeals Website
The above link takes one to the Inquiry details on the NSC website. It refers to the Land at Farleigh Farm, Backwell Planning Inquiry. (The term “Farm” has been used by Persimmon in recent communications instead of “Fields”)
The first item on the website is the YouTube links, which provide live streaming of the whole proceedings. There is a different link for each half day. The quality of these streamings is usually very good and it is an excellent way to follow the proceedings. It is even better if residents can attend the Inquiry at Weston Town Hall in person, as it shows the Inspector that there is a high level of interest in the village.
After this section, there is a list of all documents relevant to the Inquiry, which makes one understand how the whole proceedings can take 6 or 7 days! Of interest to members will be item B11 which is a BRA submission and D3 which is a joint Parish Council/BRA submission.
The length of sessions at the Inquiry are never exact, and the Inspector may adjust the future timetable to reflect this. Please email BRA at any time if you have any queries as we will have BRA committee members attending most days either in person or by streaming. It would be helpful also if you let us know your timing if you intend to go to Weston.
BRA Newsletter March 2022
A copy of the BRA Newsletter which is distributed to the whole of the village can be found here BRA – Newsletter 2022 March
E mail Bulletin 27th February 2022
“Straw Poll” on the North Somerset Local Plan 2023 – 38
On February 14th BRA invited members to respond to a “straw poll” on the Local Plan. The responses are shown below:
If this draft Local Plan is implemented in Backwell for 2023 to 2038, the impact on Backwell would be:
Very Good 0% Good 0% Bad 7% Very Bad 93%
160 members responded. (Several people suggested “very, very bad”, and these are included in the 93%). It is clear that members will support actions by BRA to oppose the current draft, and we are employing our consultant to assist us with our case. Further information about the draft Local Plan will be given in our forthcoming newsletter.
A370 Roadworks Monday February 28 to Friday April 1
Roadworks are starting tomorrow to carry out “jetting and gulley emptying works” on the A370. This will involve 4-way temporary traffic signals at the crossroads, which North Somerset Council realises will cause delays, and encourages people to allow extra time for their journeys.
Backwell Parish Council (BPC) Vacancies
BPC is currently operating below its full complement of councillors at a time when there are many important issues to consider. BPC has asked BRA to publicise the need for new councillors and a BPC poster is attached to this bulletin.
E mail Bulletin 14th February 2022
Our email bulletin on 26.1.22 was the day after North Somerset Council (NSC) published the Draft North Somerset Plan. We showed the map with the proposed locations for 1120 new houses in Backwell. We have now had time to study the plan more closely, and realise that a larger scale map is required. This is given below:
Key points to note are:
- The red areas are newly proposed housing developments of 600 for Grove Farm and 500 for East Backwell. (The small development of 20 houses off Moor Lane may not be in the correct location).
- There is no indication yet of how these developments would be accessed.
- There is also no indication of new roads, which would be needed to cope with this big increase, and with the extra housing planned for Nailsea nearby.
- Given the serious concern many feel with our current inadequate road network, there will need to be large changes, which will impact areas outside the development sites.
- Backwell has coped with the sustainable expansion in housing that was agreed by residents for the period 2014-2026, in our current Neighbourhood Plan. This had provided some 100 houses, a fraction of what is currently being proposed by NSC.
Several features of the Plan are of concern:
- The present number of houses in Backwell of around 1950, will rise to 3070 over the 15 years of the LP, an increase of nearly 60%.
- The fields in East Backwell are all in the Green Belt, which should only be used for building in exceptional circumstances. Currently it is predominantly used for agriculture, with well-used footpaths across the open ground. The housing development will be adjacent to a stretch of the A370, and border the Leisure Centre and Backwell School Playing Fields.
- The Grove Farm development will include the field behind the Scout Hut, and will deprive West Leigh Infant School of its rural surroundings. The track which is the continuation of Moor Lane, that currently leads to open land, will have the new housing on one side.
Next Steps
The above comments are general ones and do not include some points in the LP of a technical nature where it conflicts with planning objectives. We will be working with our planning consultant to produce a document, commenting on a full range of issues, and will pass these on to residents.
We will be producing our usual BRA hard copy Newsletter for every Backwell household in mid-March, prior to our AGM which will be held live on Tuesday 5 April 2022 at 7.00pm in the Sixth Form Lecture Theatre, Backwell School (entrance via Meadow Close off Station Road), unless the Covid situation changes. All residents of Backwell are welcome to attend.
Consultation
NSC does not start its consultation until March 14, running until April 29. This is the opportunity for residents to make their views known, and we will give members details where to see the consultation document and how to do this nearer the date. In the meantime, BRA hopes that we will have a large response to a “straw poll” which we are conducting.
“Straw Poll”
This exercise will have little statistical validity, but should give the BRA committee an indication of the views of our members.
If this draft Local Plan is implemented in Backwell for 2023 to 2038 the impact on Backwell would be:
Very Good Good Bad Very Bad
Please email one of these 4 options to us as soon as possible backwellresidents@btinternet.com
The opportunity to express your views more fully to NSC will come later, and we hope that you will do so.
E mail Bulletin 26th January 2022
Dear Member
The first draft of the LP was issued by North Somerset Council (NSC) on its website yesterday It can be viewed with the link.
Agenda item – North Somerset Local Plan | North Somerset Council (moderngov.co.uk)
The implications for Backwell are given in the link below:
09.2 Nailsea and Backwell.pdf (moderngov.co.uk)
The areas in red represent suggested areas for new houses in West and East Backwell. On some computer systems the map does not appear. It is also attached as a file to this email to allow it to be seen,
We are alerting members to the LP with our first reactions, but it is a long technical document, and will take some time to fully consider the implications. The extent of the developments is evident from the above and very disturbing. Our considered views on the LP will be given in a later bulletin
Timescale
The LP has been produced by NSC following consultations in 2020 and 2021 on general concepts such as Challenges and Choices. It has been prepared by NSC Planning Officers and will be considered by the Planning and Regulatory Committee on Tuesday Feb 1st. We will keep members informed of the dates where comments may be made, with a major public consultation on March/April 2022. We shall be working with Backwell Parish Council (BPC) to arrange communications. The final LP will not be published until late 2023.
Main Features of the LP
- The starting point is the requirement for NSC to build 20,000 houses in the planning period 2023-38 The LP as currently drafted achieves 18,000.
- It includes 600 homes on Grove Farm This is disappointing, as it was included in the Joint Spatial Plan which was rejected after much criticism.
- 500 houses are included on agricultural land east of Backwell School.
This land is all in the Green Belt
If these two developments went ahead, Backwell would expand from its current size of around 1,900 houses to 3,000 houses.
- No detail of new roads is provided, but they are mentioned in 3.38 of the NSC report to the Exec committee. Referring to the 500 houses it states:
“In order to unlock growth at Nailsea, this will enable a road link crossing the railway linking to the Nailsea side of Station Road, improving access to Nailsea and access for buses and reducing congestion at Backwell crossroads. A potential road link to the west of Backwell is also being investigated”.
Implications for current Applications
Rodney Road – 65 houses. This land IS shown as available for development -as part of the Grove farm site (both controlled by Taylor Wimpey). Residents have objected strongly to the long-outstanding application and BRA has submitted further recent evidence as to why it should be refused. It now seems possible no decision will be made pending the wider implications of the LP.
Farleigh Fields – 125 houses This land is NOT shown as available for development in the LP. However, the Persimmon Appeal is still going ahead in March. BRA and the Parish Council have joined forces to support NSC’s defence.
E mail Bulletin 8th January 2022
Dear Member
We hope that 2022 will be a better year for all members.
We think it would be useful to identify the projects that will be decided in early 2022, some of which will have a major impact on Backwell. Residents have made their views known on some of these, and we await the decisions.
Rodney Road – Proposal for 65 houses by Taylor Wimpey (TW)
North Somerset Council (NSC) has delayed a decision on this, which is now expected to be taken by its Planning and Regulatory Committee at a meeting either on Wednesday 19th January or (more likely) Wed 16th February. The entrance to the development site is shown below.
Bristol Airport
The result of the appeal by Bristol Airport into NSC’s decision to refuse the expansion to 12 million passengers per year is expected in the near future. There is a separate issue of flight paths being reviewed, which may affect Backwell residents. This is being monitored closely, and we will keep members informed.
North Somerset Local Plan
NSC has been preparing the draft North Somerset Local Plan for consultation. This key document is also expected to be released in the near future.
Farleigh Fields – proposal by Persimmon for 125 houses
This application was refused by NSC in September 2021, but Persimmon has appealed against this decision. It will be considered by a Government Inspector, Ms Andrea Mageean, at an Inquiry which will start on Tuesday 15th March, at Weston Town Hall, and is estimated to take 8 days. These details may change depending on the pandemic situation, including the possibility of holding the Inquiry virtually.
On Dec13th NSC wrote a letter to residents who had commented, which invited anyone wishing to make further comments to do so by January 10th. BRA pointed out an error in the email address quoted in this letter. NSC sent a further letter, dated December 30th with a revised deadline of January 27th.
What can residents do? If you commented on the original application, your comment will be considered by the Inspector at the appeal, so there is no need to repeat it. If residents wish to raise new issues, or amend what they said, it is recommended that these are submitted in writing by Thursday 27th January.
Comments may be made on-line at:
https://acp.planninginspectorate.gov.uk by quoting the 7- digit ref 3285624, and using the “make representation” and “save and continue” buttons.
or by emailing holly.dutton@planninginspectorate.gov.uk
BRA, Backwell Parish Council (BPC), Backwell Resistance (BR) and NSC are working together to coordinate their activities, and determine how to make the best use of professional inputs. NSC has the significant cost of a barrister. BRA and BPC are sharing the costs of other professionals. BRA, BPC and BR will be suggesting witnesses to speak at the Inquiry, reflecting the mix of reasons for objection. They will “speak from the heart” as a complement to the more technical matters. Anyone who has lodged an objection can ask to speak, though the Inspector will decide how many she wants to hear.
Attendance at Weston.
It is helpful at an Inquiry if the Inspector is aware of the level of interest in the village, with seats allocated to the public being reasonably full. Nearer the date we will advise members of the detailed programme. At the last Inquiry there were usually at least one member from BRA and one from BPC present at any time, along with other residents from time to time.
The Farleigh Fields site is shown below as a reminder.
Clean Air Zone (CAZ) in Bristol
Members will no doubt be aware that Bristol City Council has been debating this issue. Proposals have now been firmed up and the implementation date is not far away – in ‘Summer 2022’
Details can be found on: Bristol’s Clean Air Zone – bristol.gov.uk
The charge will be £9 for any day when you enter the zone. It applies, in broad terms to petrol cars older than 2006 and diesels older than 2015. Bristol CC estimates that 71% of vehicles will be unaffected.
The reason for mentioning it is that the CAZ includes the Cumberland Basin and part of the Portway – both of which are common routes for many Backwell drivers.
Members of the BRA committee are meeting our MP, Liam Fox, later this month, mainly on housing targets etc. We will also raise our concerns on the CAZ, since the inclusion of the Basin and Portway could encourage drivers to take long routes on narrow lanes within North Somerset to avoid the charge.
Covid Support
Throughout the pandemic Backwell people have done an amazing job of looking out for each other. If there is a situation where a resident needs more assistance, local groups are working together through Backwell Life – you can contact them on 07851 438530 and email at backwell.life@gmail.com
BRA AGM
We have made a booking for a live AGM on Tuesday April 5th, at our usual venue in Backwell School. This is of course, subject to much uncertainty, and we will review the situation nearer the date.
BRA Membership
We are grateful to our 440 households who were BRA members in 2021. A high membership level means that our comments are taken seriously, and the £10 subscriptions enable us to employ professional help when required, as it is at the moment! You can download a membership form for 2022 here which gives details of payment method by cash, cheque or bank transfer. We should be most grateful if you would send your subscription promptly so we have a good start to 2022.