17th March 2025
Dear Member
NORTH SOMERSET LOCAL PLAN 2040 (LP)
This is a reminder to as many people as possible to respond to the consultation on the Local Plan by this Friday March 21st
Nailsea / Backwell is considered by North Somerset Council (NSC) to be “a potential strategic growth location given the range of services, facilities and jobs and excellent public transport opportunities provided by the rail station and A370”
The consultation is explained in the following announcement from North Somerset Council (NSC) www.n-somerset.gov.uk/LP2040additionalsites
NSC is asking for our comments by Friday March 21st, with details given in the above link.
“COMPOSITE MAP” FOR BACKWELL AREA (with likely Housing Numbers)
The yellow sites are all likely to be included i.e. Farleigh Fields (West) off Dark Lane, and most of the large area of Green Belt, enclosed by the A370, Chapel Hill, the railway line and close to the Amberlands Estate and Backwell School.
The on-line consultation is accessed using the tabs on the left-hand side of the consultation pages, and by logging in, or registering if using the NSC system for the first time.
Comments on the LP may also be given by email to:
planning.policy@n-somerset.gov.uk which members may find easier.
The BRA committee thinks that members will not need detailed guidance on how they might feel about these possible additional development sites! Backwell would be unfairly targeted if the yellow areas in the Green Belt (for 500 and 450 houses) were to be included, in addition to the blue areas. Additionally, our road network is close to capacity already, and the LP has no details of any strategy for this. SW Bristol would be a much greener solution, with the houses being built much closer to the major employment opportunities near Bristol.
Please make your views known to NSC – yet again.
It is important we keep up the pressure against over-development.
7th March 2025
Dear Member
Monday 10th March is the start of 3 very busy weeks for Backwell, with a drop-in event, a Public Inquiry and a Public Hearing.
North Somerset Local Plan 2040 (LP)
The background to this consultation is given in the following link:
www.n-somerset.gov.uk/LP2040additionalsites
A drop-in consultation event at Backwell has been arranged by NSC.
Backwell WI Hall, Station Road, Backwell, BS48 3QW
Monday 10th March: 3pm – 6pm
Given the level of concern in the village from these proposals, it is likely that the drop-in will be very crowded, so please try to come early.
Comments on the LP by Friday March 21st May be given via the on-line consultation, or by email to planning.policy@n-somerset.gov.uk.
Farleigh Fields (West) 125 houses off Dark Lane
An Inquiry is being held on Thursday 13th March (with a reserve day on Friday if necessary) at Weston Town Hall, principally to consider matters of traffic and safety. The link to the application can be found here – 24/P/1185/OUT
The following information has been provided by North Somerset Council (NSC).
The Inquiry is being held as an in-person event at the Town Hall, but we will also be live streaming the Inquiry on YouTube. There will be separate YouTube links for each session of the Inquiry, and these will be published on the Council’s website at www.n-somerset.gov.uk/darklanebackwell
It will also be possible to participate in the Inquiry virtually. Please contact dmappeals@n-somerset.gov.uk if you wish to register to speak virtually at the Inquiry. This will be run via Microsoft Teams and registered participants will receive individual joining instructions prior to the event. You may be able to express your views, but this will still be at the Inspector’s discretion. Please contact us by midday Wednesday 12 March 2025, if you wish to register your interest to speak virtually.
Backwell Parish Council (BPC) and BRA have assembled a small group of residents who have prepared statements giving their personal objections, particularly relating to the dangers for Junior School pupils walking past the proposed access.
Past experience of these events has been that attendance at the Town Hall lets you see the atmosphere at the event, and shows the importance of the decision to Backwell residents. However, the acoustics in the room are far from perfect. Watching by You Tube has normally given good vision and sound.
Demolition of “Even Keel” off Moor Lane and the erection of 35 new dwellings – Planning reference 22/P/0252/OUT
Tuesday March 29th 2025 – HEARING by a Government Inspector at Weston Town Hall for 1 day.
A local developer, Octavia Homes, has been promoting a new development site near Nailsea / Backwell station in Moor Lane for 3 years. The land is next to Backwell Vale, and the recently completed development at Colliers Gardens, on the right-hand side as Moor Lane narrows towards the open fields. The outline application involves the demolition of “Even Keel”, a house with a large garden, and some adjacent land.
The timeline of major events during the 3 years is:
- February 2022: Application made for 55 houses on the site
- April 2022: BRA and Backwell Parish Council (BPC) submit objections
- September 2022: BRA consultant Calibro produces “Transport & Access Technical Review”
- July 2023: The application is reduced from 55 houses to 35 houses
- May 2024: North Somerset Council (NSC) REFUSES the application (the main reasons being flooding and ecology, with a disappointing lack of reference to the narrow access and limited highways)
- December 2024: Developer APPEALS against the refusal
- Tuesday March 29th 2025: HEARING by a Government Inspector at Weston Town Hall for 1 day.
Documents and public comments can be viewed on the NSC website: 22/P/0252/OUT
The arrangements are similar to those for the Farleigh Fields Inquiry above, being open to the public and members of the public can arrange to speak by contacting
dmappeals@n-somerset.gov.uk. No mention has been made for streaming via YouTube, but we will alert members if this is planned.
25th February 2025
Dear Member
There are 3 important events in March for our village, all of which are concerned with significant housing developments. They are given below in chronological order.
North Somerset Local Plan 2040
This topic was covered in our bulletin of 12.2.25, which contained the coloured map of housing sites, and is explained in the following announcement from North Somerset Council (NSC).
www.n-somerset.gov.uk/LP2040additionalsites
A drop-in consultation event at Backwell has been arranged by NSC.
- Backwell WI Hall, Station Road, Backwell, BS48 3QW
- Monday 10th March: 3 – 6pm
Comments on the LP by Friday March 21st May be given via the on-line consultation, or by email to planning.policy@n-somerset.gov.uk.
Farleigh Fields (West) 125 houses off Dark Lane
An inquiry is being held on Thursday 13th March (with a reserve day on Friday if necessary) at Weston Town Hall, principally to consider matters of traffic and safety. Recently, the developer, Charles Church (CC), part of Persimmon delivered a letter to some residents in the vicinity of Dark Lane, giving details of the latest proposals and the access into Farleigh Fields.
Backwell Parish Council (BPC) and BRA remain concerned. BPC has distributed an explanatory leaflet in the local area, The letter from CC and the leaflet from BPC can be found here.
Charles Church Letter – 19th February 2025
BPC Leaflet V2 Farleigh Fields (West) – Planning Application
The link to the application can be found here – 24/P/1185/OUT
Grove Farm (Development of 515 houses)
This application was submitted to NSC in late 2023. The developer, Taylor Wimpey (TW) has submitted many more documents in the last few months, and NSC has removed some of its objections to the proposal. The application gave rise to Backwell’s “Save Our Village” campaign last year, producing some 1300 objections to a development that would increase Backwell house numbers by 25%.
We understand that this application might go to NSC’s Planning and Regulatory (P & R) Committee for a decision at Weston on Wednesday 19th March, in which case BPC and BRA would be represented at the meeting, which is open to the public.
12th February 2025
Dear Member
North Somerset Local Plan 2040 (LP)
Members will no doubt remember the Draft Local Plan in 2024, which caused much consternation in Backwell with the inclusion of 515 houses on Grove Farm. It gave rise to the “Save Our Village” campaign.
However, this has evolved into a new version, with the requirement for additional housing over the plan period. This is explained in the following announcement from North Somerset Council (NSC).
www.n-somerset.gov.uk/LP2040additionalsites
NSC has produced a consultation paper, asking for comments by Friday March 21st, with details given in the above link.
“COMPOSITE MAP” FOR BACKWELL AREA (with likely Housing Numbers)
It is likely that the LP for Backwell taken forward will consist of the sites in the draft 2024 LP of Grove Farm and Farleigh Fields (East), both shown in blue on the map.
In addition, the yellow sites are all likely to be included i.e. Farleigh Fields (West) off Dark Lane, and most of the large area of Green Belt, enclosed by the A370, Chapel Hill, the railway line and close to the Amberlands Estate and Backwell School.
Drop-in consultation events have been arranged in the area including:
Backwell WI Hall, Station Road, Backwell, BS48 3QW
Monday 10 March: 3-6pm
Comments on the LP may be given via the on-line consultation, or by email to planning.policy@n-somerset.gov.uk
Backwell Parish Council (BPC) and BRA are reading the details of the new documents and BRA will give an update in advance of the consultation closing date.
23rd January 2025
Dear Member
This bulletin covers two of the largest development proposals in North Somerset.
- Bristol Airport (BA)
BA Consultation Paper
In February 2022, following a three-month inquiry, BA was granted permission to expand from 10 million to 12 million passengers per annum (mppa). The building works to achieve this are currently being implemented.
BA has now announced its intention to seek permission for a further expansion to 15mppa. The first step that BA needs to take is to show that it has consulted on its proposals and is therefore “gathering views before we publish the Master Plan and then submit a planning application to North Somerset Council (NSC)”.
BA makes its case for the expansion via the link below, which also provides a feedback form for comments.
https://bristolairport-futureplans.co.uk
Bristol Airport Action Network (BAAN)
There was considerable opposition to the earlier expansion to 12 mppa from across North Somerset. An organisation called Bristol Airport Action Network (BAAN) was formed to research the proposal and provide information to challenge the expansion.
The following link goes to its website and invites members of the public to give their views to BAAN.
BAAN Alternative Master Plan for Bristol Airport
Members should note:
- BA and BAAN are documents written by those in favour of, and opposing, the expansion respectively, and should be read with this in mind
- The closing date for comments to BA is Friday 31st January
- There will be a further consultation opportunity for members of the public, once BA has submitted its application. This is the most important consultation, given that the comments will go to North Somerset Council (NSC) which is the decision-making body (though it can later go to appeal). If you respond to the BA and BAAN documents, you may like to retain your arguments for the later response to NSC. Backwell Parish Council and BRA will make detailed comments to NSC when the time comes
- Major Development of an Office Campus near Long Ashton (Ref 23/P/2185/FU2)
EPIC is a Global Healthcare Software company based in the USA. It has made an application to North Somerset to build an office campus on Green Belt land. The application may be viewed on the NSC website – 23/P/2185/FU2. We are mentioning this as a matter of interest for members, but no action is required.
The proposed development is a few miles from Backwell’s boundary, but it will be very significant for North Somerset given its scale, which the company says would employ over 2,000 people.
The application was considered by the NSC Planning & Regulatory (P & R) committee on the 15th January. NSC Planning Officers recommended that the application be approved. The P & R committee approved the application, on a split vote. It is likely to be included in the forthcoming draft Local Plan and be a significant loss of Green Belt near Bristol.
12th January 2025
Dear Member
Demolition of “Even Keel” off Moor Lane and the erection of 35 new dwellings (Planning reference 22/P/0252/OUT)
A local developer, Octavia Homes, has been promoting a new development site near Nailsea / Backwell station in Moor Lane for 3 years. The land is next to Backwell Vale, and the recently completed 65 house development at Colliers Gardens, on the right-hand side as Moor Lane narrows towards the open fields. The outline application involves the demolition of “Even Keel”, a house with a large garden, and some adjacent land.
The timeline of major events during the 3 years is as follows:
- February 2022: Application made for 55 houses on the site
- April 2022: BRA and Backwell Parish Council (BPC) submit objections
- September 2022: BRA consultant Calibro produces “Transport & Access Technical Review”
- July 2023: The application is reduced from 55 houses to 35 houses
- May 2024: North Somerset Council (NSC) REFUSES the application (the main reasons being flooding and ecology, with a disappointing lack of reference to access and highways)
- December 2024: Developer APPEALS against the refusal
- March 2025: likely date of HEARING by a Government Inspector
Documents and the 125 public comments can be viewed on the NSC website: 22/P/0252/OUT
Next steps
The Inspector will have access to all the documents associated with the application including objections from BPC and BRA, and all the public comments made to NSC. However, in view of the long history of the application and the reduction in housing numbers, we suggest members send a further comment (known as a representation) directly to the Inspector, mentioning that your comment refers to 35 houses. The closing date is January 31st 2025.
Comments may be made on-line at: https://acp.planninginspectorate.gov.uk by quoting the 7 digit reference 3355982, and using the “make representation” and “save and continue” buttons.
If you have not used this website before, there is a need to register with a user name and password, but the procedure is relatively straightforward.
From your BRA Committee
19th December 2024
Dear Member
This bulletin gives an update following the North Somerset Council (NSC) meeting at Weston yesterday regarding the application to build 125 houses on Farleigh Fields (West), and also provides photographs of Farleigh Field (East), which show the building works and the relation between the two sites.
Farleigh Field (West) access off Dark Lane
NSC Planning Officers recommended ACCEPTANCE of this application in their 82-page report which was an agenda item for the meeting of the Planning and Regulatory (P & R) Committee at Weston yesterday 18th December. Speaking in opposition to the application were:
- NSC District councillor – Bridget Petty
- Backwell Parish Council (BPC) Chair – Sarah Ould
- Planning consultant for BPC / BRA – Lucy White whose speech can be found here Planning and Regulatory Committee 18.12.24 – Lucy White
The presentations were well received and the subsequent discussion among councillors often mentioned the word “concern ” about safety, speed and access, which was the main focus of the BPC / BRA objection.
However, the P & R committee accepted the advice of the Planning Officers and APPROVED the application, much to our disappointment. Only one councillor objected. Incidentally the other 3 applications considered on the day, at Nailsea, Winscombe and Kewstoke, were all approved by the committee, despite local opposition.
We understand that the Inquiry by the government inspector will still go ahead from 11th March 2025, but will concentrate on the issues of highways and access, and be much shorter, given that the major decision to approve the development has been taken. BRA / BPC will be represented at the Inquiry by an expert Highways Consultant.
Farleigh Field (East) access off Farleigh Road
Anyone using Farleigh Road in the last few weeks will be aware of the huge earthworks. We hope the following photographs will explain what has been happening.
This shows the site entrance looking towards Farleigh Road. The pond will remain as part of the new development. The scale is evident from the relatively small size of the digger !
This picture shows the site, looking towards Dark Lane in the background. Beyond the site, the bright green field is the lower part of the Local Green Space (LGS) area. Beyond this LGS is the field proposed for 125 houses as Farleigh Fields (West), adjacent to Dark Lane.
Despite this latest disappointment, and others in recent months, the BRA committee would like to thank our members for their efforts in support of keeping Backwell a good place in which to live. We are fortunate we are still a caring and united village community.
We wish everyone a Happy Christmas and send our best wishes for the New Year.
From your BRA Committee
11th December 2024
Dear Member
It is an unfortunate time of year to be thinking about planning issues, but there has been some movement on the application for 125 houses with access off Dark Lane. We think members would appreciate an update, given the importance of this key road in the village, and it is easy to be confused!
To put the current matter in context, below is the history of what happened for the Farleigh Field (East) development that has resulted in major earth moving works and roadworks traffic lights on Farleigh Road in recent weeks.
Farleigh Field (East) access off Farleigh Road
NSC Planning Officers – Employed by North Somerset Council (NSC) recommended REFUSAL.
NSC Councillors (elected) voted for REFUSAL in September 2021.
Persimmon appealed against this, and asked that it be settled by Central Government.
The Inspector, following the Inquiry (at Weston in March 2022) ALLOWED the appeal, thereby approving the housing.
Farleigh Field (West) access off Dark Lane
This application for 125 houses has taken an unusual path. It has been sitting in the NSC in -tray longer than is allowed. Persimmon has invoked its right to accuse NSC of “non – determination” and asked that it go directly to an Inquiry. The last BRA bulletin (30.11.24) gave some details of this event, including the start date of 11th March 2025.
In the last week, NSC Planning Officers have recommended ACCEPTANCE of this application. An 82 – page report concluding this can be found Planning Application No 24/P/1185/OUT 23 Dark Lane.
This is clearly bad news for our 800 residents who wrote to oppose the development, and for our whole community.
NSC Councillors are the decision makers and will consider this report at a Planning and Regulatory (P & R) Committee at Weston on Wednesday 18th December. Our District Councillor, Bridget Petty, will be speaking against this development as will BPC (Backwell Parish Council) / BRA. The key issue is road safety particularly in Dark Lane and in relation to the school.
The agenda can be viewed on:
We understand that the Appeal will go ahead in March although the format and length of this hearing will be dependent on the outcome of the P & R committee and whether or not NSC decide to challenge the Appeal. Either way, Backwell Parish Council will be there to ensure that residents’ views are represented.
From your BRA Committee
30th November 2024
Dear Member
Important Preamble
This bulletin gives an overview on the many issues that are active in Backwell at the moment – more than most of us can remember.
The following points are relevant:
- There is more uncertainty than usual, with a new government
- North Somerset Council (NSC) is very stretched financially. This has affected its planning department and enforcement capabilities
- BRA and Backwell Parish Council (BPC) are working closely on these issues – sharing work and cost of consultants etc
- There is no immediate need for action for members to make public comments – but there soon will be! Bulletins will follow shortly where action is needed
- The short paragraphs below are supported by links for those wishing to read more. BRA and BPC, and some residents have spent hours looking at the detailed documents and being on site in many cases
- Backwell seems to be under threat as never before, so we need to be vigilant
- Please be prepared for a very busy 2025
Rodney Road (Ref 20/P/1847/OUT and 24/P/0533/RM)
Outline planning permission for building 65 houses was granted in February 2023, subject to conditions, some of which have been solved to the satisfaction of NSC.
Taylor Wimpey (TW) has put numerous technical documents on the NSC website in relation to the access, landscaping, tree protection, ecology, lighting, drainage. Meetings have been held on and off site. BRA / BPC, and our consultants, remain concerned about the safety of the access, and impact on Rodney Road and other already busy routes near the site.
Farleigh Fields East (Ref 23/P/2508/RM)
Works have been active for some weeks, both on the Farleigh Fields site, with much earth moving, and on the A370, where the road is being widened to incorporate the right turn lane from the A370 into the site. It has not gone smoothly!
During the recent heavy rains, water has entered some gardens on Farleigh Road from the building site. Muddy water has been to ankle deep level and has flowed into a garage. This has never happened before. One resident had to dig a gulley in his garden to divert the water flow. Local residents, BRA, BPC and NSC have, variously, spent time with Persimmon staff on site and with senior management. Tankers have been brought in to take water away. It also appears that the A370 is still flooding despite the installation of a short length of a new storm drain. NSC officers and Persimmon have promised to take further action to reduce the flood risk. We are sceptical but await prompt further action.
At some stage, Farleigh Road will become 30mph on its whole length from the cross roads to beyond The George.
Local Green Space (LGS) (on Farleigh Fields)
Options for the purchase and use of the designated LGS land are being actively pursued by the BPC Working Party. The timing of the decision is uncertain as Persimmon must formally activate the adoption. A key objective for our village is preserve this LGS for future generations whilst minimising any future financial liability on BPC.
Farleigh Fields West (Ref 24/P/1185/OUT) off Dark Lane
This application has been awaiting a decision from NSC. An appeal has been made to the Planning Inspectorate by Charles Church (Persimmon) against NSC’s failure to issue a decision within the appropriate period. The appeal inquiry is scheduled to start in 11th March 2025, and could last for 6 days. There were over 800 objections to the original application; these will be passed on and considered by the Planning Inspector. Members may wish to make additional comments to the Inspector or make a full comment if one was not made on the application. Our current view that there is a benefit in residents making a comment to the inspector – further guidance will be given in a BRA bulletin shortly.
The appeal reference is APP/D0121/W/24/3354477.
Comments may be given to https://acp.planninginspectorate.gov.uk. The deadline for public comments is 24th December !! Key concerns are road safety and the walking route to school.
BRA /BPC commissioned an additional report from our highways consultant to counter a recent proposal from Persimmon to attempt to achieve required sight lines at the narrow entry into the site from Charles Church. Our consultant still concludes it does not create a junction meeting government safety standards.
North Somerset Local Plan (NSLP)
The new North Somerset Local Plan commenced its journey in 2020 with three stages of consultation. On 30th July 2024 the government announced a consultation on changes to the National Planning Policy Framework. This had significant implications for the NSLP in that it proposed a new mandatory standard method housing requirement, and a more relaxed approach to Green Belt protection. This has created a shortfall of 8,530 dwellings in the 15-year housing requirement between the supply figure and the new housing target in North Somerset.
NSC has stated that “there is sufficient capacity to address the shortfall”.
Public consultation on the possible additional sites is anticipated to take place early in the new year, for a period of 6 weeks.
The Executive Committee of NSC is meeting on Wednesday Dec 4th to consider an 11-page paper from the officers with recommendations on the NSLP process. It can be found on Committee Report NSC
Please note that the paper describes the methodology, but does not name any specific sites. However, it is expected that the Grove Farm development for 515 houses will be included.
Planning applications by Taylor Wimpey for 515 houses on Grove Farm (Ref 23/P/2618/OU2)
This application was received by NSC a year ago, and has not yet been determined. There were nearly 1300 objections from the public. TW is regularly adding documents to the website, which BRA / BPC is monitoring.
Application for 400 houses by Gleeson (Ref 23/P/1145/OUT)
This development is mainly in Nailsea’s boundary but would have a busy road access onto Station Road between the railway bridge and the entrance to Backwell Lake. A decision has yet to be made by NSC.
Bus Service Improvement Plan (BSIP)
National government has provided £48m for the project. There has been minimal consultation with residents, or value for money considerations for this major expense.
The BSIP Backwell presentation in November 2023 caused much uproar and real concern in the Backwell WI Hall exhibition attended by a large number of residents.
We understand that a revised BSIP Backwell is being prepared, evidenced by our roads and pavements seeing much coloured paintwork. We anticipate that the new scheme still contains the same features of the (poorly explained) concept at the Nov 2023 drop-in. BRA hopes that sufficient time is allocated for a full public consultation on a detailed explanation of the new scheme, and its pros and cons considered. This should include the option of rejection as well as “refinement” of their proposals. BRA will keep members informed with a further bulletin shortly.
Bristol Airport (BA)
It was only in February 2022 that BA was granted permission to expand from 10 million passengers per annum (mppa) to 12 mppa.
BA has now launched what they call a MASTERPLA N to grow to 15 mppa by 2040. It is seeking views on this via Welcome to our consultation up to the end of January 2025.
We encourage members to make a short comment on this consultation.
Issues you could include:
- Bristol Airport’s lack of infrastructure, no mass transit and associated pressure on minor roads
- Insufficient multistorey carparking which creates pressure with illegal & inconsiderate parking in communities
- Noise, particularly from extra night flights
- Environmental concerns
A formal application to NSC for the increase to 15mppa is expected during 2025. We will update members when this application is made. Please note that this will be the important consultation as your comment goes to NSC, the decision maker, in contrast to the currently open consultation which goes to BA.
Coles Quarry
Permission was granted in 2015 (Ref 14/P/0304/F) for 15 industrial units on the site of the old quarry, near the recycling centre. Nothing happened on this site until recently when contractors have been dumping lorry loads of material at frequent intervals to the site. Some of this is legal when it is part of work to prepare for the new units. However, some of this has been illegal. An on-site meeting was held on site involving BPC / BRA, our NSC councillor Bridget Petty and a NSC enforcement officer. Progress is being made to clear the illegal spoil and we would hope to see an end to the huge numbers of HGVs in the first part of 2025.
Parking Charges
At a meeting of the NSC Executive on 16th October, it was agreed to introduce parking charges in Nailsea, Clevedon and Portishead. In a complicated procedural move, two NSC councillors have “called in “this decision, which will be further debated on Wednesday 4th December. This can be viewed on 08 EXTRACT PEP 11NOV24 – for EXE.pdf
Backwell School All Weather Pitch (Ref 24/P/1406/FUL)
This application has been supported by BPC, provided some important matters are considered, including the times of operation of games, and mitigation of noise and lighting for nearby residents.
Finally, 2 items that are much less gloomy !!!!
Backwell Climate Action
Last June, Backwell Climate Action organized a walking carnival around the village from outside Spar in Rodney Road to the Playing Fields. The feedback afterwards was very positive so it is proposed to do it again in June 2025. Backwell Climate Action is looking for people to come forward to help with organizing the event. Can you give some time to help give all in our village an enjoyable afternoon at the end of June? For more information and to express interest please contact backwellresidents@btinternet.com
Offers of help would be much appreciated.
Stancombe Quarry
The Stancombe Quarry Community Fund has asked BRA to publicise the availability of funds for projects in Flax Bourton, Backwell or Barrow Gurney.
If your project has a clear benefit in terms of education, recreation, nature, conservation or sustainability and aims to deliver a lasting or a long-term legacy, then you can apply for a grant
The deadline for the next applications is 31st January 2025. For an application form or more information, please contact the Community Fund Administrator at stancombequarryfund@gmail.com
From your BRA Committee
5th November 2024
Dear Member
Local Green Space (LGS)
This bulletin concerns a topic that has been of interest to members in recent times, on which we are now able to give a partial update.
Two years ago, permission for the Farleigh Fields East (now called Farleigh Farm) development, included the following condition.
Persimmon should make an offer to Backwell Parish Council to transfer the LGS to BPC.
BPC has now agreed in principle to take up Persimmon’s offer to sell to BPC the two Local Green Space fields in the centre of Farleigh Fields (for a nominal sum of £1). The precise date for the transaction is not yet known but will be at some time before the first new house on Farleigh Farm is occupied.
BPC believes these fields can become a valuable and popular community asset for the village. The BPC Working Party includes several non-councillors, some of whom are BRA committee members. It is continuing to research several options for the future use of the fields, which will become clearer in due course.
From your BRA Committee
1st October 2024
Dear Member
The main concern for us all at the moment is the impact of the announcement from North Somerset Council (NSC) of the huge increase in the housing target for North Somerset in the period to 2040. This was the only topic of the BRA bulletin of 25th September 2024, and will require much thought and comment from members as the implications evolve during the next few months.
Meantime, residents may be struggling to keep up with current activities – let alone new ones that may come along! We hope this update will be of assistance.
Rodney Road (65 houses adjacent to the Scout Hut) – Application Reference 20/P1847/OUT
This application was granted by NSC in September 2022.
Reserved matters may be seen on 24/P0533/RM
Residents, BPC and BRA have expressed concerns, which Taylor Wimpey (TW) has been addressing. Meetings on Conditions & Reserved Matters (both on and off site) with TW and NSC officers have been attended by members of BPC and BRA and our district Councillor, Bridget Petty.
Drainage arrangements are close to agreement. However, several matters require further attention and amendments including landscaping and safety concerns at the vehicular entrance to the site, the Traffic Management Plan during construction and issues related to Rodney Road traffic, especially access to the site at School opening and closing times, remain unresolved. BPC has been pro-active in recent weeks in ensuring North Somerset’s planning officers closely monitor compliance with the relevant conditions. No start date on site has yet been publicised.
Farleigh Fields East – (90 Persimmon and 6 self-build houses) reserved matters – Application Reference 22/P/2818/RM
Members will have become aware over the last few weeks of the start of Persimmon’s housing development – with the new road access being carved out onto the main A370 road. The developer’s consent also allowed them to alter the opposite side of the main road to create the necessary sight lines. Work is already also well underway on the site infrastructure -much remoulding of levels – before any house building can commence. BRA is concerned that work has started before a number of Reserved Matters (notably drainage and anti-flooding requirements) have been fully approved, and these issues are being continually monitored. BRA and BPC have employed consultants to make our case, and are in close touch with local residents, NSC and Persimmon.
Farleigh Fields West – Application reference 24/P/1185/OUT
Persimmon (using one of its subsidiary companies – Charles Church) is seeking consent for 125 new houses on the westernmost of the Farleigh Fields, behind the Dark Lane houses. BPC supported by BRA put in a strong objection – principally because of the damaging effect which a new junction would have, part way up Dark Lane. Over 800 residents also submitted personal objections. Recently, Persimmon has offered an alternative junction arrangement, which would involve installing speed-reducing humps along Dark Lane. BRA and BPC commissioned an additional report from our consultant who still states that the revised arrangement does not create a junction meeting government safety standards.
Bus Service Improvement Plan (BSIP)
It is worth reflecting on the origins of BSIP. Finance was provided by central government to the West of England Partnership (Bath & North East Somerset Council, Bristol City Council and South Gloucestershire Council,) together with NSC for the purpose of BSIP. The NSC share is £48m. This highly complicated arrangement for funding, monitoring of schemes etc is covered in the following 132-page document.
Microsoft Word – West of England EP Scheme – V6.0 – June 2024 (westofengland-ca.gov.uk)
The Long Ashton bypass and Brockley schemes have been completed, with Woodhill (Congresbury) almost finished.
NSC produced its “Engagement Summary“ for “BSIP Backwell” available on Engagement summary report – Backwell BSIP scheme – April 2024_0.pdf (n-somerset.gov.uk)
This seven-page document fails to put across the intense opposition to “BSIP Backwell” from over 300 people at the November 23rd 2023 drop–in session (many others could not gain access through overcrowding), with a further 350 comments in opposition sent after the event.
The BSIP team is currently developing a revised scheme for Backwell, which will be produced in time for a possible decision around December. We understand that the creation of a bus lane in Backwell has not been completely ruled out, nor has the suggestion of some closure of the exit from Dark Lane onto the A370, making it one way only. BPC and BRA have warned NSC that these are likely to meet very strong opposition from village residents, organisations and businesses.
From your BRA Committee
25th September 2024
Dear Member
Housing numbers for North Somerset increased by 8,530 to 23,805 homes
Following an announcement from the new Westminster government on the need for more housing, North Somerset Council published the following statement on its website yesterday. BRA will consider the implications for Backwell, and keep members informed.
Statement from North Somerset Council
The council is updating its draft Local Plan to identify potential new locations for development in North Somerset, to help meet the government’s new higher housing target for the district of 23,805 new homes over 15 years.
At the end of July, the government announced proposed changes to planning rules which significantly increases the number of new homes required in North Somerset. Read more in our previous news release: https://n-somerset.gov.uk/news/north-somerset-council-reviewing-local-plan
The council is now working towards identifying where additional development is possible at sustainable locations across North Somerset, outside areas at risk of flooding or other significant constraints.
The council will be assessing potential locations for new development using the following hierarchy:
- Development that maximises urban capacity, focusing on previously developed land and reviewing densities.
- Development at the towns (outside the Green Belt).
- Development at the larger, most sustainable villages (outside the Green Belt).
- Development in the ‘Grey Belt’ in sustainable locations. The government defines the Grey Belt as Green Belt which is either brownfield or makes a limited contribution to Green Belt purposes. The council is reviewing the Green Belt in North Somerset to identify which areas meet this definition.
- Development in the Green Belt adjacent to Bristol and at the towns.
- Development in the Green Belt at the larger, most sustainable villages.
North Somerset Council will be consulting on the potential locations to address the government’s new housing target in early 2025. This will need to take account of delivery and infrastructure issues, such as strategic transport improvements and the provision of other infrastructure.
After reviewing feedback, the council will amend the draft Local Plan and run a final round of consultation later in 2025, before submitting the plan for examination by an independent inspector.
Councillor Mark Canniford, North Somerset Council’s executive member who is responsible for spatial planning, placemaking and economy, said: “With the new government’s significantly higher housing target of 23,805 new homes over 15 years, we now have to find space for an extra 8,530 homes over the plan period.
“And as well as new homes, it’s vital we have the infrastructure, jobs and facilities in place to support this extra development. We will be looking to the government to help deliver the investment and policies to help us to do this.
“This is an enormous challenge and will result in new development being required in many new locations across North Somerset.
“Around 85% of land in North Somerset is at risk from flooding, part of the Mendip Hills landscape, high-quality Green Belt or protected in other ways for environmental or heritage reasons.
“With this in mind, we’ll try to maximise development in our urban areas as much as we can. However, the government have been clear that we need to deliver their housing target, even if that means development in the Green Belt.
“This will be a last resort, but because we have to find space for so many extra houses, this may be our only option in some cases.
“All our communities have a role to play here and should prepare themselves for potentially seeing more development in their area. We want to work closely with them on this. Please do get involved in the consultations next year and look out for further updates from us.”
For more information on the Local Plan, visit www.n-somerset.gov.uk/localplan2040
28th August 2024
Dear Member
We hope you have had an enjoyable summer break, and think we should send you current information on a number of topics to bring you up to date.
North Somerset Local Plan (2025 – 2040)
The Local Plan was the subject of much activity, and opposition, in Backwell at the end of 2023 and early 2024, given the inclusion of 515 houses for Grove Farm and Burnt House Farm sites. This long, tedious, but very important process, will now take a break as far as residents are concerned. We are likely to very busy in 2025 making our views known on the revised Plan. Below is part of a press release from NSC issued on July 31st.
“Following the launch of consultation on the government’s proposed planning reforms, North Somerset Council is reviewing its draft Local Plan. The plan – which was first consulted on in 2020 and has been shaped by three more rounds of public consultation – was set to go out for a final round of consultation later this year, before being submitted for independent examination. This consultation will not now take place, pending consideration of the updated government guidance and any further work which may be required.”
Further details are given on the NSC website: North Somerset Council reviewing Local Plan | North Somerset Council (n-somerset.gov.uk)
Farleigh Farm East (90 Persimmon and 6 self-build houses)
Persimmon has commenced work on this project with the demolition of 54 and 56 Farleigh Road, and the creation of the entrance on the A370 to the development. There are still concerns over drainage/flooding and other matters which are being addressed as part of the “Reserved Matters”. BRA is monitoring these as they emerge, employing professional advisors when considered appropriate, and keeping in touch with NSC and Backwell Parish Council (BPC).
BRA, and some other non-councillors, are very involved in the BPC Farleigh Fields Working Party which is examining the Local Green Space on part of Farleigh Fields which BPC could buy. Options for its future are being given serious consideration by the Working Party.
Rodney Road (65 houses)
Taylor Wimpey (TW) has planning permission for these houses, adjacent to the Scout Hut. Serious concerns have been raised about the access and other matters which are being addressed at a very slow pace by TW and NSC, and monitored closely by BPC and BRA.
Farleigh Fields West ( 125 houses proposed by Persimmon)
The outline application, with access created by demolishing 23 Dark Lane has NOT yet been decided by NSC. At the time of writing there are 800 public objections, and 10 in favour. The application can be viewed on 24/P/1185/OUT. If you have not yet given your comment there is still time to do so, since they are taken into account even if the technical “deadline” date has passed. An increase in this already impressive number would be welcome.
Consultant reports on Planning, Highways and Drainage have been commissioned to assist BRA and BPC in their objections.
The joint report from BPC/BRA may be seen in “Documents “, with the date August 5th, and the title BACKWELL PARISH COUNCIL COMMENTS. We hope members feel that this comprehensive report makes our case well e.g. the traffic implications of the development which are deemed to be very serious for residents and pedestrians, and particularly for school children.
Bus Service Improvement Plan (BSIP)
For the past few months, BSIP work has continued at Brockley and Congresbury, but BSIP Backwell has been quiet, with many residents hoping that it had gone away! This however is not the case! Recently there has been intensive activity by a team of people in orange jackets taking measurements on the A370, painting coloured lines from Dark Lane to the entrance to the new development at 54 / 56 Farleigh Road. Communications from the BSIP team to both residents and BPC have been lacking. Members may therefore appreciate a summary of the current position.
BSIP aims to create a faster flowing bus service on the main transport corridors to Bristol. For Backwell the original concept involved remodelling the crossroads by adding a short bus lane, making Dark Lane one way as well as the installation of transport hubs near Rodney Road and the Leisure Centre.
The online consultation for BSIP at Backwell commenced on November 13th 2023, with a drop – in session at Backwell WI Hall on November 29th. The consultation closed on December 29th 2023. Most residents were very concerned about the impact of diverted traffic if the proposal to make Dark Lane one way went ahead, and questioned the need for a bus lane.
NSC produced its “Engagement Summary“ for “BSIP Backwell” available on Engagement summary report – Backwell BSIP scheme – April 2024_0.pdf (n-somerset.gov.uk)
This seven-page document fails to put across the intense opposition to BSIP Backwell from over 300 people at the drop – in session (many others could not gain access through overcrowding), with a further 350 comments in opposition sent after the event.
The “next steps” proposed for Backwell “over the next few months” (from April ‘24) concentrates on further analysis to make amendments to the scheme. The new line paintings on the A370 and the lower part of Dark Lane suggest that a bus lane will be included in the next proposal. However, the Engagement does say the BSIP team will undertake further technical research to explore options, without requiring a full one-way closure of Dark Lane.
BPC is pressing for a meeting with the BSIP team, as NSC has promised, once new proposals are available.
NSC also says that it will “determine whether further engagement or consultation is needed depending on what is proposed at that time”. BRA will insist that this happens if the new proposal retains elements of the original proposal, given the intensity of feeling at the drop-in session, NSC also states that it does not anticipate a decision to be made on the Backwell A370 junction before December 2024.
Backwell School – Creation of an Artificial Turf Football Pitch
An application has just been made for one of its football pitches to have artificial turf, with floodlights. The requested allowed hours of use are 08:00-22:00 Monday to Sunday. The application may be viewed on 24/P/1406/FUL.
25th July 2024
Dear Member
125 houses accessed from Dark Lane – comments needed by Tuesday 6th August
Persimmon (using the Charles Church brand name) has made an application for 125 houses on Farleigh Fields with access via 23 Dark Lane.
The BRA bulletin of 15th July gave details of this outline planning application to North Somerset Council (NSC) which can be viewed on 24/P/1185/OUT.
The NSC website gave an initial closing date for comments of Thursday 25th July. Responding to criticism for the inadequate period for comments, NSC has now extended this to Tuesday 6th August.
At the time of writing, there are 610 objections to the application (plus only 7 in support). This indicates a strong feeling of opposition in the village. Thank you to all who have made their comments – some quite short and punchy, others with useful detail. They all count and are important. If your household has more than person, please consider doing more than one response.
Many people have clearly responded, but if you have, not please give your views, however brief, on the application by using the “Make a Comment” tab on the righthand side of the opening page of the above link by Tuesday 6th August.
STOP PRESS – CLOSURE OF STATION ROAD
It appears that Bristol Water NEEDS TO CLOSE STATION ROAD COMPLETELY, from Monday 29th July to Friday 2nd August to replace a lead pipe at Meadow Close. We are sorry we have been unable to check precise details.
15th July 2024
Dear Member
The BRA bulletin of July 1st (see below) gave details of the outline planning application to North Somerset Council (NSC) which can be viewed on 24/P/1185/OUT.
The NSC website gives a closing date for comments of Thursday 25th July. BRA and Backwell Parish Council (BPC) both made representations to NSC for this deadline to be extended, given it is such a major development – but to no avail !
At the time of writing, there are 180 objections and 5 in support of the application. This indicates a strong feeling in the village, but BRA thinks that the true number of residents unhappy about the proposal is much higher.
It would help the BRA case if more objections were made by the deadline. Please give your views on the application by using the “Make a Comment” tab on the right – hand side of the opening page of the above link by Thursday 25th July.
BRA included the map below in our July 1st bulletin, showing the relationship of the housing development accessed off Farleigh Road (which is approved subject to detail); the Local Green Space (on offer to Backwell Parish Council); and the land proposed for the new application of 125 houses accessed by demolishing 23 Dark Lane.
BRA and BPC are working closely to prepare objections to the proposal, with the help of consultants on Highways and Drainage / Flooding, as well as our usual planning adviser, Lucy White. Not surprisingly, the home owners in Dark Lane are very opposed to the development and distributed a leaflet to encourage all Backwell residents to comment on the Application.
The Leaflet can be found here FARLEIGH FIELDS Leaflet from residents
1st July 2024
Dear Member
Amazingly it is more than 2 months since we sent the last BRA bulletin to members. In the near future we will update members on the stages various planning developments have reached and will include our best understanding of the next stages of the North Somerset Draft Local Plan (2024 – 2039). However, this bulletin only concerns the latest speculative planning application for Backwell.
In April, Persimmon Group (using its Charles Church brand name) announced a public consultation for its proposal to build 125 dwellings on Farleigh Fields (West), accessed from Dark Lane. This has now been followed by an outline planning application to North Somerset Council (NSC) which can be viewed on 24/P/1185/OUT
BRA included the map below in our April bulletin, showing the relationship of the housing development accessed off Farleigh Road (which is approved subject to detail); the Local Green Space (on offer to Backwell Parish Council); and the land proposed for the new application of 125 houses.
The details of the application are best understood by looking at the document called “Design and Access Statement”, which is split into 3 files on the NSC website, and runs to 86 pages. It includes a contents page, and a site map, with sections on house design, house sizes and numbers, transport, flood risk, ecology etc.
Two features of the proposal which can be seen in the statement are the demolition of 23, Dark Lane to create vehicle access to the site, and a “pond” along the Farleigh Road boundary of the site.
Members may give their views on the application by using the “Make a Comment” tab on the right-hand side of the opening page. BRA, along with BPC, will be looking at the application over the next few weeks with help from our consultants, and will keep members informed.
The website gives a closing date for comments of Thursday 25th July, which we feel is totally unacceptable for people to consider such a major development. BRA and BPC will be proposing a significant extension beyond this date.
Members may like to consider the following issues:
- This proposed site is close to the centre of the village and will provide housing numbers for Backwell
- Traffic: There would be the one access point to the site from Dark Lane, just above, and opposite, the junction with Summerlands. The new access would interrupt the only (narrow) pavement up and down Dark Lane, which is much used by parents and children accessing the Junior School. Dark Lane already has serious traffic issues and this would add to them. Additionally, the only way for vehicles onto the A370 would be via the traffic lights, or from the two ends of Church Lane. Persimmon states it has carried out modelling which ‘confirmed that the development will not severely affect the performance of the (road) network’
- This development is not in the current Backwell Neighbourhood Plan, nor the current core strategy or the latest draft of the Local Plan 2039
- There would be a loss of agricultural land and an adverse impact on
- There would be an impact on the character of the Farleigh Fields area and the Local Green Space.
- There would be an impact on schools, medical facilities etc
- Flooding and drainage issues have been a feature of Farleigh Fields in the housing on this land will exacerbate these risks
Some of the above issues will be made worse with a cumulative impact, when the already agreed developments of 96 houses at Farleigh Fields (East), and 65 houses at Rodney Road are completed.
We will tell members when we hear of any change to the deadline date for comments. We urge members to make your views known, in your own words to NSC.
From your BRA Committee
Annual General Meeting
The minutes and appendices from the AGM held on the 23rd April 2024 can be found on the Other Information tab.
Other Information | Backwell Residents Association
30th April 2024
Dear Member
Farleigh Fields
Persimmon Group owns Farleigh Fields and has already been granted full planning permission for 90 houses in the NE of the site, plus 6 new build houses.
Farleigh Fields contains a Local Green Space area, which is the subject of an offer to Backwell Parish Council (BPC) to purchase it for £1.
These areas are shown in the map below
Farleigh Fields (West) NEW CONSULTATION
Charles Church (CC), (part of the Persimmon Group), has circulated a leaflet to some Backwell houses, outlining its proposals for development of one of the remaining Farleigh Fields, which is behind the Dark Lane houses. The leaflet can be found here Farleigh Fields Consultation Leaflet April 2024
CC has a duty to consult the public prior to submitting a formal planning application. Any comments made by residents go to CC, and residents may wish to do this.
If CC subsequently makes a Planning Application to North Somerset Council (NSC), residents will be able to comment to NSC. These comments are an important part of the decision-making process, and can influence the outcome.
This site is not allocated for development either in the existing 2015 Core Strategy, the current draft Local Plan 2039 or Backwell Neighbourhood Plan. Vehicular access to the site would be obtained by demolishing a house in Dark Lane.
BRA, together with the Parish Council, is currently assessing how best to respond to this proposal. We will keep members informed of any further developments.
How to Comment to CC
If you wish to comment at this early stage, the link below takes you to the CC Public Comment website, which includes more details of the proposal. There is a ‘Have your Say’ section for free text comments which will go to CC when submitted. Postal comments are also accepted (details in the CC leaflet).
https://sites.google.com/view/farleighfieldswest
CC has asked for comments by Monday 20th May.
Election of the Police and Crime Commissioner for Avon & Somerset
Backwell Parish Hall – Thursday 2nd May from 7am to 10pm.
There are 4 candidates for this post. Details are given in the link below.
https://www.avonpccelection.org.uk/candidates-announced-for-pcc-election
BRA AGM Tuesday 23rd of April
Many thanks to the 118 members who came to our AGM last week in the 6th form lecture theatre at Backwell School. It was a very lively and informative meeting, with 17 questions asked during the Q and A session. We hope that BRA contributes to having an active and up-to-date village, which is important given our many current challenges.
Membership for 2024
Many thanks to every household which has given its subscription. If you have not paid your £10 for the current year, it would be much appreciated if you could do so as soon as possible, please.
From your BRA Committee
21st April 2024
Dear Member 21st April 2024
We always intended to send a final reminder to members just before our Annual General Meeting (AGM) on Tuesday 23rd April.
An extra reason for this bulletin is two events from last week. These are
- a delay in the progress of the Local Plan
and
- an update from the Bus Service Improvement Plan (BSIP)
Draft Local Plan (LP) 2024 – 2039
Members will be aware of this document from North Somerset Council (NSC), which caused much concern in Backwell with the inclusion of 515 houses on Grove Farm. This gave rise to the Save our Village campaign and leaflets to encourage residents of Backwell to navigate the complicated online consultation. Objections to the Grove Farm development were the most evident feature of comments from the public across North Somerset.
During the extensive period of preparation for the LP, the government has published changes to national planning guidance, affecting the use of green belt and housing targets. NSC will produce a revised draft of the LP in the summer, followed, probably, by a further public consultation. Current indications are that the new draft LP will not be significantly changed. Many residents would be pleased not to see the 515 houses for Grove Farm in the new draft, and will hope for this change. The announcement from NSC can be seen on
https://n-somerset.gov.uk/news/new-consultation-be-launched-local-plan
Bus Service Improvement Plan (BSIP)
The online consultation for BSIP at Backwell commenced on November 13th 2023, with a drop – in session at Backwell WI Hall on November 29th. The consultation closed on December 29th 2023. Many residents have been very concerned about the impact of diverted traffic if the proposal to make Dark Lane one way went ahead, along with concern about the bus lane.
No feedback had been given to residents until a few days ago. However, there was a posting on the NSC website from Pegasus Group, the agents of Taylor Wimpey who wish to build on Grove Farm. In a letter sent to NSC Planning on 25th March 2024, Pegasus said it understood that NSC “no longer intends to pursue” BSIP at Backwell. This is not accurate, but is more information than was given to Backwell residents.
At a NSC meeting on 16th April 2024, our Councillor Bridget Petty asked the Executive Member in charge of Transport, Councillor Hannah Young, why developers were hearing about these matters before residents. She asked for an update and requested a swift response to residents.
The video of the NSC meeting can be viewed via youtube. BSIP is the first question 1.38 mins into the recording.
https://www.youtube.com/live/bBrv5kmQAeM?si=xK0HFvPVztk3krPz&t=5929
1:40 (1hr 40mins) Councillor Hannah Young responds followed by Councillor Bridget Petty asking specifically about Backwell and BSIP.
https://www.youtube.com/live/bBrv5kmQAeM?si=ZAIdDPihudnzyWSn&t=8234
NSC has since produced its “Engagement Summary“ for “BSIP Backwell” available on Engagement summary report – Backwell BSIP scheme – April 2024_0.pdf (n-somerset.gov.uk)
This seven – page document fails to put across the intense opposition to BSIP Backwell from over 300 people at the drop – in session (many others could not gain access through overcrowding). A further 350 commented after the event. We do not have access to the detailed comments – only the summary provided by BSIP.
What happens next
Information from NSC at the meeting, and from the NSC Engagement Summary, now indicates that:
- BSIP Backwell has not gone away
- NSC is not anywhere close to having explored the OTHER OPTIONS for Backwell
- NSC does not anticipate a decision to be made on the Backwell A370 proposals before December 2024
Below are updates on the other planning applications within Backwell.
Rodney Road field (65 houses)
This application has received outline consent. Reserved Matters (RM) is the technical term for the detailed documents and NSC conditions required for full planning consent Taylor Wimpey, the developer, is currently processing the RM’s. Unfortunately, any response / objection to these from residents is unlikely to achieve much response from NSC. However, BRA is working to see how detailed technical issues can still be challenged. Access remains a major problem.
The link to the application Land West Of Rodney Road Backwell Ref. No: 24/P/0533/RM | Received: Wed 13 Mar 2024 | Validated: Tue 02 Apr 2024 | Status: Registered can be found here.
Farleigh Fields (96 houses)
As with the Rodney Road site, the developer has submitted a number of RM details, all of which have now been approved by NSC. There is little more that can be done about this despite many concerns remaining, including drainage and flooding. Persimmon is likely to continue feeding in detail on Reserved Matters and Conditions. Again, resident comments are unlikely to be taken too seriously unless it is clear a major change has been made between outline application and submission of detail.
The link to the application Land At Farleigh Fields And 54 And 56 Farleigh Road Backwell North Somerset Ref. No: 23/P/2508/RM | Received: Fri 17 Nov 2023 | Validated: Tue 28 Nov 2023 |Status: Decided can be found here.
Grove Farm (515 houses)
This application received 1280 objections from the public. The developer, Taylor Wimpey is progressively submitting detailed proposals for this scheme which has yet to be approved or rejected by NSC. BRA is consulting with its advisors on how to most effectively challenge various technical issues. Members may submit comments and objections to new documents, but these are unlikely to be taken seriously unless a major change has been made between outline application and submission of detail.
The link to the application Land At Grove Farm West Town Road Backwell Ref. No: 23/2618/OU2 | Received: Thu 30 Nov 2023 | Validated: Mon 18 Dec 2023 | Status: Registered can be found here.
From your BRA Committee
15th April 2024
Dear Member
We urge all members to come to our Annual General Meeting (AGM) on Tuesday 23rd April 2024 from 7pm to 9pm in the Sixth Form Lecture Theatre at Backwell School, access via Meadow Close.
Consultations: NSC currently has 3 live consultations. These may be viewed on
Current Consultations – North Somerset Council Consultations (inconsult.uk)
- Car parking Charges: The proposal would create new parking charges for car parks and on-street locations in Nailsea, Portishead and Clevedon.
- Black Bin Collections: The proposal would reduce the frequency of collection from once every 2 weeks to once every 3 or 4 weeks.
- Rural Strategy: This covers all of North Somerset apart from our towns – Weston, Clevedon, Portishead, Nailsea. A wide range of topics is covered including broadband connectivity and rural buses.
Consultation runs until Sunday 7th May for Car parking and Black bins and Friday 31st May for the Rural Strategy
Backwell Parish Council (BPC) – Annual Meeting of Electors: 7.30pm Thursday 25th April at Backwell Parish Hall See the agenda on:
Agenda Annual Parish Meeting 25 April 2024.pdf – Google Drive
BPC is keen to have a dialogue with residents and is including a Q and A session at this meeting. Please give your comments and questions to BPC by Thursday April 18th
Please note that there are currently 5 vacancies on the Parish Council. If you might like to offer your services, please contact BPC on clerk@backwell-pc.gov.uk
BRA Newsletter April 2024: 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” or “News & Hot Topics”.
Membership for 2024: Many thanks to every household that has paid its subscription. If you have not paid your £10 for the current year, it would be much appreciated before, or at the AGM, please.
April 2024
Please see below the annual newsletter which is distributed to all Backwell households as a hard copy.
Annual General Meeting
This year’s Annual General Meeting will be held at 7.00pm on Tuesday 23 April 2024 in the Sixth Form Lecture Theatre at Backwell School (entrance via Meadow Close off Station Road).
9th February 2024
Dear Member
The deadline for comments on 515 houses at Grove Farm is Thursday 15th February
Currently we have 670* objections – We can make this 1,000 !!
- More than 1 person per household can object, even if they share an email address
- Encourage your friends and neighbours to object
- It only takes a few minutes to help keep Backwell a village
- Use your own words to make your case
- The leaflet (TW GF BRA Leaflet Jan 24) explains
Just click on this link 23/9/2618/OU2 to make your comments.
From your BRA Committee
* As at 17.50 09.02.24
31st January 2024
The leaflet below has been distributed to the whole of Backwell explaining the reasons for objecting to the application by Taylor Wimpey outlined in the bulletin of the 24th January.
24th January 2024
Dear Member
Outline Planning Application by Taylor Wimpey (TW) for up to 515 houses at Grove Farm (Ref 23/P/2618/OU2)
We are most grateful to members who completed a comment on the North Somerset Council consultation for the Local Plan 2039 (LP), which has just closed. We now need to ask you to make a specific comment on the outline planning application submitted by Taylor Wimpey, to North Somerset Council (NSC) on 30th November 2023 which appeared on the NSC planning website just before Christmas.
Please Note: Any comments you made relating to the Grove Farm development as part of the recent Local Plan Consultation will not be taken into account when this planning application is considered by NSC.
Therefore, the BRA Committee strongly urges you to comment on this unwelcome, premature planning application before the Closing Date of Thursday 15th of February – it is crucial for Backwell that as many comments as possible are submitted.
This is the link to the planning application:
It comprises 143 documents. We suggest the most informative starting point is the ‘Design and Access Statement’, dated 30th November 2023.
Just click on ‘Make a Comment’ and away you go!
Give your name and address etc, and then there is an empty box for typing your comments.
You may find the following points helpful – but PLEASE USE YOUR OWN WORDS. A passionate objection, with examples, on just a few aspects will carry more weight than a long list of headings.
- This proposed development increases Backwell house numbers by 25%, turning Backwell from a semi-rural village to a small town, and totally changing its character and setting. Note that Backwell already has two other consented applications for 190 dwellings
- Significant increase in traffic on local roads including the A370, Station Road, Rodney Road, Chelvey Road, Chelvey Lane and Brockley Lane, plus inevitably severe congestion at Backwell crossroads. The separately proposed Bus Service Improvement Plan (BSIP) would NOT offer any meaningful mitigation
- The Grove Farm site is remote from all major employment areas in North Somerset and Bristol. Given long commuting distances, Grove Farm is not a sustainable development
- For those who need a car for journeys to Nailsea, the only route is via Station Road, causing further congestion
- Viability and deliverability of a proposed bus service through Grove Farm, Long-Thorn and Moor Lane onto Station Road is highly questionable. (NSC has little control over bus services)
- Train services through Nailsea and Backwell station are often close to capacity and one platform has seriously limited access. There are no current plans to improve this situation
- Existing local services such as schools and the medical centre would be over-stretched
- Loss of open countryside and good quality (Best and Most Versatile) agricultural land will have an adverse impact on several tranquil footpaths. How can this be ‘sustainable development’?
- Serious negative impact on wildlife, habitat and biodiversity (including foraging grounds for the internationally important Greater Horseshoe Bats which have a roost in nearby Brockley Hall)
- This proposed development is NOT in the current NSC ‘Core Strategy’ or the Backwell Neighbourhood Plan. It features in the new draft NSC Local Plan and we have argued strongly for it to be removed. In any event NSC’s new Local Plan will not be ‘Made’ until much later this year at the earliest, so this application is PREMATURE
On the date of this bulletin there are 124 comments on the NSC website, of which 121 are objections.
WE NEED SEVERAL HUNDRED OBJECTIONS TO MAKE A MAJOR IMPACT ON NORTH SOMERSET COUNCIL.
This bulletin goes to the 400 BRA members who have supplied an email address. One excellent way to boost numbers is for BRA members to encourage friends and neighbours to voice their concerns about this application. This bulletin can be seen on the BRA website, under News and Hot Topics.
If this application is approved, it will have a very significant negative impact on Backwell, Chelvey and Brockley – forever.
From your BRA Committee
22nd January 2024
Dear Member
Please find below the links to the submissions made to North Somerset Council on behalf of Backwell Parish Council and BRA in relation to the draft Local Plan 2039.
Lucy White Planning Limited North Somerset Local Plan 2039 Regulation 19 Stage: Representations On Behalf Of Backwell Parish Council (BPC) And Backwell Residents Association (BRA) 19th January 2024.
Part B forms were also submitted and are available from BRA or the Parish Council.
Neil Brant Consulting Ltd – Transport Assessment January 2024.
23-TP0091 NSC Reg19 Reps – Transport v1r3
Please also find the link for the North Somerset Council Nailsea and Backwell Transport Position Statement 11th October 2023.
Nailsea and Backwell transport position statement V1
10th January 2024
Dear Member
We wish everyone a Happy New Year.
There are two very important matters that require action from all Backwell residents in the near future.
Action 1 – North Somerset Local Plan (LP) 2024 – 2039
The public consultation on this draft LP runs until Monday 22nd January. The key element for Backwell is the inclusion of 515 houses on the Grove Farm and Burnt House Farm sites, which residents have opposed in the past. This proposal is being challenged by Backwell Parish Council (BPC), Backwell Residents Association (BRA) and Backwell Resistance (BR). A technical objection to the LP is being prepared by our planning consultant.
The Plan may be viewed on North Somerset Local Plan 2039: Pre-submission Plan (Reg 19) – North Somerset Council Consultations (inconsult.uk)
The LP is important as it will provide the background for planning decisions affecting Backwell for the foreseeable future and be a big influence on Backwell’s next Neighbourhood Plan.
A Leaflet (Village Leaflet December 23) describing the impact of the draft LP on Backwell, and suggesting key points, was distributed to all households during December.
A Help Sheet (Local Plan 2039 Help Sheet December 2023) has also been produced to assist with the consultation process.
We urge all members to make their views known by Monday 22nd January, as numbers count.
THE LOCAL PLAN IS THE CURRENT PRIORITY FOR YOUR ACTION
Action 2 – Planning Application by Taylor Wimpey (TW) with details of the 515 houses
The draft LP discussed above includes 515 houses on Grove Farm. Backwell opposes the principle of this inclusion.
TW has recently submitted its application (Ref 23/P/2618/OU2). It can be viewed on:
The Closing Date is Thursday 1st February but we have it on good authority that comments submitted by Thursday 22nd February will be considered.
There are 128 documents in total, but the most informative for the general public is the Design and Access Statement.
Clearly the LP and this application are closely linked. The TW application procedure is the same as any other planning application – i.e. there is a text box for your comments, which remain on the website, along with all other comments.
Please use your own words to say what you think about the issues, which could include:
- Impact on the character of Backwell of such a big development
- Inability of our roads to cope
- Adverse impact from emissions, for a long commute from Grove Farm into Bristol where most jobs are
- Overstretching Backwell’s resources with a 35% increase in size (schools, medical facilities, parking spaces etc)
- Loss of good agricultural land
- Loss of wildlife habitat
Bus Service Improvement Plan (BSIP)
https://n-somerset.inconsult.uk/BackwellBSIP/consultationHome
The deadline for consultation for bus “Improvements” has now passed. We are most grateful to residents for voicing their concerns to NSC, both via the website and in person at the drop-in session. The intensity of feeling in the village is clearly evident, which can be summarised as:
…. the current proposals are flawed, creating a series of damaging consequences for Backwell, and no decision should be made without further detailed analysis and local consultation.
NB The Backwell Crossroads “improvements” appear in the LP process as a mitigation for extra traffic from the Grove Farm development, and also in TW’s planning application. BRA hopes that NSC will listen to public opinion and NOT proceed with the “improvements” planned for Backwell, given that any mitigation would be negligible.
Membership
Our membership year coincides with the calendar year. Thankfully, over the years, BRA has built up reserves for use in a “rainy year”. 2024 looks certain to be the year where we require significant help from experts on technical matters, which will deplete our reserves. It would assist our administration if members would renew their subscriptions as soon as possible please, and encourage other households to join BRA. A membership form can be found here Membership Form to December 2024
From your BRA Committee