11th May 2015

Taylor Wimpey, land off Stowey Road

Current status: NSC Planning Officers used their delegated authority to refuse the application on 23 August 2016. Taylor Wimpey subsequently submitted an appeal, which was heard between 31 October – 2 November 2017. The appeal was dismissed on 2 January 2018.

TW re-submitted an application in July 2017 (see below). This is still active.

Planning application nos. 17/P/1754/O and 15/P/1918/O (Dismissed at appeal)


Duplicate application

  • Developers can submit a duplicate application and NSC has to consider each application on its own merits and cannot choose between them. This is not uncommon and often when there is a delay in determining the original proposal (or it is refused, as in this case), the applicant can take one to appeal if necessary. The duplicate application can be (by definition) almost identical with minimal differences – e.g. to conditions like affordable housing, which may have been subject to discussions with NSC.
  • All comments and objections will need to be re-submitted to the duplication application, here.


North Somerset Times, 16 August 2017

Original application

Excerpt from Landscape & Visual Appraisal


Excerpt from the Planning Statementtw-designations

On 5 June ’15, Taylor Wimpey (TW) revealed more about its plans at a ‘public exhibition’ at Yatton Village Hall, attended by 216 people (TW figures). Of those who left comments, a “significant proportion (81%)… [were] of the opinion that local facilities and services are not adequately equipped to support the new development.”

You can download the TW display boards here [large 5 MB PDF file].

Illustrative layout

18 May ’15: TW advises Yatton Parish Council of imminent planning application: 

Taylor Wimpey is currently preparing an Outline planning application for up to 70 dwellings at land off Stowey Road, Yatton for submission towards the end of June 2015. The purpose of this email is to give you advanced warning that we will be arranging to consult formally on the proposals over the coming weeks. Taylor Wimpey takes very seriously it’s obligations to local communities relating to public consultation. As part of our consultation process which will proceed formal application to the District Council, we will be holding a public exhibition (provisionally planned for Friday 5th June) at the Village Hall. We will send notification letters to all properties within the vicinity of the proposed development shortly and provide you with details of our stakeholder session which will take place on the same day to which the Parish Council will be invited. It goes without saying that development proposals of this nature can be a cause of great concern to local communities and we always aim to make the public consultation process as useful and informative to all participants as possible understanding that often very strong views can be held. We are also very aware that this is not the first residential proposal to emerge in the village during recent months. We believe that our proposal – being smaller in scale compared to others (we propose no more than 70 dwellings) – could make a valuable contribution to local housing needs and provide additional community benefits, including additional recreational land for the village.



Section 10 of this report into the 2012 North Somerset Floods details the flooding and sewerage problems in Claverham and Yatton.

There are some important constraints to the site. In our view, these include:

  • It in a Horseshoe bat protection area
  • It’s immediately adjacent to a “Site of Nature Conservation Interest”
  • It is bounded on three sides by the ‘Stowey Rhyne’ which is maintained by the North Somerset Internal Drainage Board, who require a minimum of 9m ‘clear zone’ for future maintenance. Nothing can be built within this zone
  • It is on an area of low lying ground which means the foul drainage system will have to be pumped to the main sewer
  • The surface water will either have to be pumped or drained to the rhynes. However, it will need to be attenuated to green field run off rates. In short, a developer would need to accommodate a very large tank below ground – a significant engineering constraint and cost
  • There is a large Wessex Water main running across the middle of the field, which has only recently been upgraded
  • A high water table and adjacent to flood zone 3 means site levels will need to picked up significantly to reduce flood risk. However, a full ‘flood risk assessment’ should also account for other developments elsewhere
  • Picking the levels up will then affect catchment areas and flood zones
  • Site access is very tight and constrained by existing overhead power lines and the need to culvert the ‘Stowey Rhyne’
  • Previous applications have been refused on the grounds of safety – i.e. unsafe access and egress – due in part to the lack of visibility and also speed (on Claverham Road)
  • This particular area of Yatton hasn’t been developed since the 1960’s and the character of the area (and the housing density) is significantly lower than more ‘newer’ areas of the village – with a mix of housing types. Previous applications suggested new development was not in keeping with the character of the area
  • This end of Stowey Road and Claverham Road are subject to a 7.5t weight limit
  • The site is so constrained there is no means of introducing the sustainable drainage methods (SuDS) that are generally required for new developments.

Some more technical objections regarding drainage and the Flood Risk Assessment:

The development plans are sketchy at best, with little or no drafted evidence of design considerations for the site’s drainage. This would seem to be echoed by comments made by The Environment Agency, Internal Drainage Board, and Wessex Water.

Environment Agency correspondence

  • The site will not be able to discharge surface water to the existing rhyne network, whilst still maintaining suitable “Sewers For Adoption” Standards
  • The water courses are too shallow to allow the relevant upstream inverts and cover depths to be achieved without significantly raising site levels. This is without even considering the need to have outfall structures and attenuation basin/pond
  • The Environment Agency make it clear in their note to NSC (dated 15 Sept) that the scheme should be conditioned so that “there should be no raising of ground levels within Flood Zone 3… to ensure no loss of flood plain.”
  • This is regardless of the presence of tidal defences further upstream.

Every care is taken to keep the information on this page accurate and up-to-date. Please notify us if you believe any information to be inaccurate or inappropriate.  

17 thoughts on “Taylor Wimpey, land off Stowey Road

  • I strongly object to any developement of this area due to infrastructure. The proposed residence of this developement will be trying to access Bristol via Claverham Road which is already a dangerous and very narrow road, where cars have to mount pavements to pass buses which use this route. People and children going to school have to use very narrow pavements and in some places no pavement to reach school/shops/doctors and more traffic will add to the potential for serious accidents. Along with the proposal for 100’s more houses in Yatton this it totally unstainable.

  • I strongly oppose this development and agree with J. Miller.
    Not only Claverham Road narrow and dangerous the entrance from Stowey Road into Claverham Road is also restricted. At the moment many motorists use Stowey Road as a rat run to avoid congestion in the village. The sudden rise in application’s for Yatton is seriously worrying. The village is under severer pressure from every side. Not only are the services inadequate for the proposed increase in population it will also change the character of the village. When will it stop. It is about time that the villagers began to organise some peaceful protests to let their feeling be known.
    Paul Quest.

  • The proposed site at Stowey Park is totally inappropriate for housing. The infrastructure in Yatton generally does not cope with traffic movements, but at the junction of Stowey Road/ Claverham Road the layout makes the manoeuvre into/out of Stowey Road extremely dangerous. Claverham Road suffers heavy traffic and has limited or no pavement at certain points. Buses and large vehicles leave motorists with no option other than to mount pavements where they exist thus endangering pedestrians.
    In 2007 when Yatton Rugby Club were thinking of selling their current site for development and relocating to the land at Stowey Park I was informed by North Somerset Council that Claverham Close Meadow which adjoins said site is protected by policy ECH/15 in the Adopted Replacement Local Plan and that a buffer of at least five metres should be provided to retain the value of the wildlife site. This information was contained within a memo from Dr Nick Michael at NSC in which he went onto say that “Claverham Close Meadow is an important local wildlife site”
    Development of adjacent land would surely be detrimental to this wildlife site.

  • My objection to any proposed development in yatton.
    Yatton hasn’t got the infrastructure to cope with Moor homes, parking, more congestion on the main road – which is a danger to the people walking on the pavement .
    Medical centre is unable to cope now – what will be when more people are here?
    We don’t need it, we don’t want it. Yatton green space is to valuable to loose, it’s a quiet sanctuary for all and if Moor homes go ahead Yatton village as we know it will disappear!

  • I agree with all the comments above.
    The entrance to this green field site is totally in the wrong place, the camber and bend on Stowey Road at this point, and an increase of 100+ cars (70 houses 2,3,4 bedrooms) will be an accident waiting to happen, also the extra wear on a roads Stowey Park / Road already requiring repairs. Plus all the noise pollution in a quiet elderly residential area. The wild life, day and night will be destroyed. Building on any green field site can increase the risk of flooding, a concrete jungle does not absorb water. The noise from a construction site with large lories coming and going all hours of the day (early morning late at night) plus site vehicles etc. etc. will be unbearable in this quiet area. There will also be light pollution with street lights and house lights and noise when houses are built. Our views across open land towards Clevedon will also be blocked.
    All this so that greedy developers and land owners can make their Millions. Ruining Peoples lives.

  • I would like to make it known that all the people I have spoken to in Stowey Park, have NOT received the letter which has been circulating, regarding the development behind Stowey Park by Taylor Wimpy. What are they trying to hide ? Why has the people it will affect the most with this development NOT been informed. The noise from building will be unbearable. If this is the way they treat neighbours what hope do we have for the future ?. I forgot Taylor Wimpy don’t live in this area so why should they care about the disturbances, they only think about profits.

    • I asked about this as we live on Stowey Road opposite Hangstones and also didn’t get a letter. They simply said it was an error, tried blaming Royal Mail – but I said about Stowey Park residents too and she couldn’t explain and apologised. Not going to admit to anything else I guess.

      • I know several people asked the same question from Stowey Park. with the same response, We told them there was NO excuse just bad organisation and a very bad reflection on the company. NO NO NO to this development the plans show 2/ 2.5 storey houses close to and overlooking the backs of our BUNGALOWS which is our bedrooms with no privacy. Also the houses are very close to our back fences, they are talking about raising the rhyne so they will not need the space for machinery to clear it. Another thing being proposed was to move the electric poles closer to our bungalows, so that they can build the houses. NO NO NO.

  • I think my major concern is the access to the proposed development. This is hardly realistic as the road already handles enough traffic, so adding another junction is crazy. The recreational space is hardly a seller too as we already have Hangstones next to it, so why would we want anything more ??? Also what happened to Stowey Park receiving consultation letters ????

  • We agree with all of the above comments and put these and other questions to the ‘Planning Consultant’ at the Village Hall Presentation last week. She did not answer any questions satisfactorily.
    The fact that the residents of Stowey Park and those living in proximity to the Hangstones entrance did not receive notification of the proposals is appalling.
    As a village we have all suffered from previous developments that have added nothing to the amenities. Surely, the developers must be made to realise that increasing the population puts more pressure on the already overstretched roads, schools, surgery etc. .
    Should this proposal and others which are in the pipeline come to fruition life in the village will become impossible.

  • Thanks for your comments, everyone.

    Ivor, Irene… we’ve taken the issue of publicity up with TW. We’re yet to receive a reply. The very narrow and patchy way developers door-drop residents… and the woefully inadequate adverts placed in local papers is something we want to take up with North Somerset Council.

    Then there’s the virtual invisibility of the Council own notices in the streets.

  • Surveying now on this site 30/6/15 and 1/7/15 after chasing sheep. So they have taken no notice of residents comments?

  • A very grave concern is that over 100 cars will if this goes ahead, either be travelling along Stowey Road which is already congested with cars parked and where children walk to school.The junction of where it joins Claverham Road doesn’t enable you to turn right when a car is coming from the Bristol direction as it is far too narrow, its an accident waiting to happen!! Claverham Road isn’t capable of taking more traffic, as it is the council require people to put their refuse on the pavement/kerbside which forces people to step into the road or hover on the edge of the pavement all highly dangerous add a further possible 800 houses in Yatton to the equation and the road will be lethal.

  • I have just submitted an objection to this development. Can I suggest that we organise a public meeting to try and organise a combined public objection such as the one that we organised against the proposed power lines some time ago. Also how about reconvening the Hangstones residents Association that successfully objected to the original large development of Hangstones pavillion

    • Hi Paul – we would definitely encourage those of you who live close to the proposed site to meet up and coordinate your objections. I will mention this in the next newsletter (Friday 11th).

      There is a fair bit of ‘history’ behind the Stowey Road site – and many constraints.

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