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.
- 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
Excerpt from Landscape & Visual Appraisal…
Excerpt from the Planning Statement…
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].
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.