FAQs

THE PROPOSALS

  • North Somerset has an identified shortfall in housing supply, and the Council is preparing a new Local Plan to guide development to 2040. As part of this process, additional sites are being considered to help meet housing needs, particularly in sustainable locations close to existing towns.

    Tower Farm adjoins the existing built-up area of Portishead and is close to schools, services, employment and public transport, making it a logical and sustainable location for new homes.

  • Portishead is one of North Somerset’s main towns and has a wide range of facilities and services, including education, retail, employment and public transport connections. The emerging Local Plan directs growth towards such locations rather than more rural or remote areas, where access to services and sustainable transport is limited.

  • The emerging proposals include up to 400 new homes, which would contribute to meeting local housing needs over the plan period.

  • A mix of housing types is proposed, including family homes and some apartments. A suitable proportion of the homes would be affordable, in line with North Somerset Council policy.

PLANNING CONTEXT

  • The Green Belt is drawn tightly around Portishead, meaning that existing and future housing needs cannot be met without some land being released. The Council has acknowledged that exceptional circumstances exist, in principle, to amend Green Belt boundaries as part of the Local Plan process.

  • Tower Farm has been assessed by the Council and independent consultants as making a low contribution to Green Belt purposes. It does not prevent the sprawl of Bristol, does not form part of a gap between towns, and would not lead to the merging of settlements. The site is largely contained by existing development and woodland.

  • Based on national policy definitions and Planning Practice Guidance, the site has been assessed as meeting the criteria to be considered grey belt, as it does not strongly contribute to key Green Belt purposes and is not subject to other policy designations that would prevent development.

WESTON BIG WOOD, NATURE AND LANDSCAPE

  • No development is proposed within Weston Big Wood, which is designated as Ancient Woodland, a Site of Special Scientific Interest (SSSI) and a Site of Nature Conservation Interest (SNCI).

    A minimum 50 metre buffer is proposed between the woodland and new development. This buffer includes “no-build” and “no-dig” zones to protect tree roots, soils and habitats.

  • The buffer reflects national policy, ecological advice and best practice for protecting Ancient Woodland. It is designed to avoid direct and indirect impacts on Weston Big Wood and to ensure its long-term protection and management.

  • The buffer will remain undeveloped and will include natural landscaping, habitat creation and management measures designed to reinforce the woodland edge and discourage inappropriate access.

  • The proposals aim to deliver a minimum 10% biodiversity net gain. This would be achieved through retention and enhancement of existing habitats, alongside the creation of a substantial area of new woodland and grassland, featuring green corridors and long-term ecological management. There is also the potential for off site contributions to biodiversity in the wider area.

  • Public rights of way crossing the site would be retained or sensitively diverted to suitable corridors. Where routes are adjusted, they would be enhanced to improve user experience and views across the landscape.

DESIGN

  • Parts of the site are visible from the wider landscape. The masterplan responds to this by reducing development density at sensitive edges, providing a green wedge along the eastern boundary, and using planting and landform to soften views.

  • Lower density development and landscape buffers are proposed along the edges closest to existing homes at The Downs and Tower Road, helping to protect residential amenity and create a softer settlement edge.

COMMUNITY BENEFITS

  • The proposals include the potential to extend and re-model Merlin Park, providing new sports pitches, an all-weather Multi Use Games Area (MUGA), improved play facilities for all age groups, and potentially a new pavilion with parking. New allotments are also proposed to help manage the transition between active uses and nearby homes.

  • The proposals include potential land to support the future enlargement of the school site. This could allow improvements to school buildings, outdoor facilities and the relocation of drop-off and pick-up arrangements to improve safety and reduce congestion on Down Road.

  • New development would generate planning obligations and contributions that could be used towards local infrastructure such as education, transport and community facilities, in line with Council policy.

HIGHWAYS, ACCESS AND TRANSPORT

  • The main vehicular access is proposed via The Downs, with upgrades to the existing junction on Down Road. Emergency and pedestrian/cycle access would be provided via Tower Road.

  • Technical work indicates that access arrangements can safely accommodate development of up to 400 homes. Improvements to junctions and school access are intended to address existing issues as well as new demand.

  • The proposals include the potential to relocate school drop-off and pick-up areas away from Down Road, helping to reduce congestion and improve safety for children, parents and residents.

  • The site is within walking distance of schools, local facilities and bus services. New pedestrian and cycle routes would be provided through the site, linking to existing routes. The reopening of the Portishead rail line is expected to provide a direct connection to Bristol, further supporting sustainable travel.

FLOOD RISK AND UTILITIES

  • The site lies wholly within Flood Zone 1, meaning it is considered suitable for all types of development. Sustainable drainage systems (SuDS) would be used to manage surface water and limit runoff to greenfield rates.

  • Surface water would be managed through a network of swales, attenuation basins and other SuDS features designed to improve water quality, reduce flood risk and enhance biodiversity.

  • The site is well located in relation to existing utility networks. Known infrastructure, including an oil pipeline and sewer networks, has been accounted for in the masterplan and does not prevent development.

HERITAGE AND ARCHAEOLOGY

  • There are no designated heritage assets within or immediately adjacent to the site. Some non-designated archaeological features have been identified, but these are not considered to preclude development and would be addressed through further investigation where required.

CONSULTATION AND NEXT STEPS

  • During the consultation, local people will be invited to review the proposals and share their views. Feedback received will be considered carefully and used to help shape the plans before any planning application is submitted to North Somerset Council.