Proposals
The emerging proposals for Tower Farm seek to create a well-designed development that is carefully integrated with its surroundings and delivers a range of benefits for both existing and future residents of Portishead.
The proposals are being developed in response to detailed technical work and a clear understanding of the site’s constraints and opportunities, including its landscape setting, relationship with Weston Big Wood, nearby schools and existing recreation facilities.
Our plans for the site would:
Maintain a minimum 50 metre buffer corridor to protect Weston Big Wood (Ancient Woodland) to the south;
Tackle congestion and ensure safety at High Down Junior and Infant Schools by providing a dedicated drop-off and pick-up space on our land south of the schools, avoiding the current issues experienced on Down Road at these times;
Promote a density of development which complements that of the local residential area and makes efficient use of land;
Ensure views to and from the east of the site are not compromised;
Upgrade and improve existing facilities relating to education and the sports/play area;
Provide a higher density and lively centre around the key space and sports facilities;
Create green corridors and linkages around the development that integrate positively with the existing community as well as provide benefits to biodiversity.
We have prepared an Illustrative Masterplan which shows one way in which the development could come forward, embracing the principles of the Concept Plan, to create a high quality, sustainable place for the future.
Illustrative Masterplan, showing one way in which the development could come forward (click to enlarge)
Protecting Weston Big Wood
Weston Big Wood lies immediately to the south of the Tower Farm site and is designated as Ancient Woodland, a Site of Special Scientific Interest (SSSI) and a Site of Nature Conservation Interest (SNCI). The protection of this woodland is a key consideration and a fundamental principle of the emerging proposals.
To safeguard Weston Big Wood for the long term, a minimum 50 metre buffer is proposed between the woodland and any new development, including a ‘no dig’ zone to protect tree roots of at least 15 metres, meeting or exceeding Natural England's requirements. No built development would take place within this buffer, which has been designed specifically to avoid adverse impacts on the woodland and its habitats.
The buffer incorporates:
Areas where no building would occur
Areas where ground disturbance would be avoided to protect tree roots and soil structure
New planting and landscape management designed to reinforce the woodland edge
Proposed planting provides an opportunity to instate a tapered edge to the woodland from its current abrupt end at the agricultural field parcel and in doing so open further niche habitats and improve the woodland.
This approach aligns with national planning policy and local guidance and is intended to ensure the continued health and integrity of Weston Big Wood over the long term.
To understand the relationship between the proposed development and Weston Big Wood, three sections at different locations are illustrated.
Education and High Down Schools
The site adjoins High Down Infant and Junior Schools, and the proposals include land to support the future needs of the school.
We are specifically proposing the provision of a dedicated drop-off and pick-up space on our land south of the schools. This will help to tackle the current congestion issues faced on Down Road at these times.
Any changes would be subject to discussion and agreement with the Education Authority, school leadership and the local community. While current assessments indicate that local schools have capacity to accommodate pupils arising from the development, the proposals are designed to remain flexible should future education needs change.
Merlin Park and recreation facilities
The application provides an opportunity to enhance Merlin Park, providing improved recreation facilities for the wider community. In our plans, we are proposing to expand the park onto our site alongside providing new facilities. The park could remain managed by Portishead Town Council.
The emerging proposals include the potential to:
Extend the existing sports pitches eastwards to provide additional formal sports provision
Improve and expand the existing play area into a high-quality facility for a range of age groups
Provide a new or improved sports pavilion and associated car parking, subject to further design work
The layout has been designed to ensure that more active recreation uses are sensitively located, with new allotments proposed to help create separation between play and sports facilities and nearby residential areas. The upgraded facilities would be linked to the wider green infrastructure network through walking and cycling routes.
We are particularly interested in understanding public feedback in relation to the proposed new facilities and the improved and extended Merlin Park. Please visit the Have your say page to give your feedback on this point.
Landscape Sensitive Masterplan
The masterplan for Tower Farm has been shaped by the site’s topography, long-distance views and existing landscape features. Rather than imposing a rigid layout, the proposals respond to the natural form of the land and the surrounding environment.
Key elements of the masterplan include:
A clear and sensitive edge to the south, where development is set back from Weston Big Wood with a buffer zone of at least 50 metres proposed
A green wedge along the eastern boundary to protect the amenity of neighbouring homes at The Downs
A central “key space” providing a focus for community life and activity
A network of green corridors and pedestrian routes linking the site internally and to surrounding areas
Long-distance views towards the Gordano Valley and beyond are retained and enhanced where possible, with development positioned to avoid visually prominent or intrusive edges.
Landscape Sensitive Masterplan (click to enlarge)
Landscape character and visual impact
The site occupies an elevated position with views across the Gordano Valley, making landscape and visual considerations particularly important.
Along the eastern boundary of the site, a green wedge is proposed to protect the amenity of neighbouring homes at The Downs and to help soften views of development from the wider landscape. Development density has been reduced in this area, with increased planting and open space to create a sensitive transition between new homes and the countryside.
The masterplan also responds to:
Inward views into the site from across the valley
Outward views from the site towards the south-east
The need to create a softer, more defined settlement edge than currently exists
By carefully positioning development and using landscape features to frame views, the proposals seek to enhance the way Portishead is experienced from the surrounding countryside, rather than detract from it.
New Homes
The proposals include up to 400 new homes, helping to meet identified housing needs in North Somerset. A mix of housing types is envisaged, including family homes and some apartments, alongside a suitable proportion of affordable housing in line with North Somerset Council policy.
Development density has been carefully considered to ensure that new homes sit comfortably alongside existing neighbourhoods. Higher density development is proposed in central areas of the site, close to community facilities and public spaces, while lower density development is proposed along the southern and eastern edges where the site meets more sensitive landscape and environmental features.
This approach allows the site to make efficient use of land while responding appropriately to its context.
The exact layout of the site and the design of new homes and facilities would be determined at a subsequent Reserved Matters application, if outline approval is granted.
Biodiversity and nature recovery
The development will deliver a minimum 10% biodiversity net gain, ensuring that the quantity and quality of habitats on the site are improved compared to the current baseline.
This would be achieved through a combination of:
Retention and enhancement of the most valuable existing habitats
Creation of new habitats across the site, including woodland, grassland and wetland features
Provision of green corridors to support movement of species through the site
Long-term management and maintenance of habitats
Potential for off site contributions to biodiversity in the wider area
Further ecological surveys will be undertaken as the proposals progress, and the detailed layout and design will be informed by their findings. Where necessary, additional mitigation measures would be incorporated to ensure compliance with local and national planning policy.
Public open spaces and green infrastructure
In addition to Merlin Park, a significant proportion of the site would be dedicated to public open space and green infrastructure.
A substantial area set aside for:
Woodland planting and natural landscape features
An expanded community park
Green corridors connecting different parts of the site
Walking and cycling routes for recreation and everyday journeys
These spaces are intended to support health and wellbeing, provide opportunities for informal recreation, and contribute to biodiversity and nature recovery across the site.
Community Benefits
In addition to delivering new homes and high quality public open spaces, we are committed to ensuring our plans will leave a positive local legacy. We are exploring options to provide a building for community use, which could have a wide range of uses. Additionally, we are also seeking to provide a mound viewpoint within the development, offering iconic views of the Gordano Valley.
Access and movement
Overview
The emerging proposals have been informed by detailed technical assessment of highways, walking, cycling and public transport connections. The aim is to ensure that the development can be accessed safely, functions well alongside the existing road network, and supports sustainable travel choices wherever possible.
Vehicular access and highways
A sole vehicular access to the site is proposed via The Downs, using an upgraded junction on Down Road. This junction would create a Copenhagen style t-junction where the road is raised to pavement level, slowing entering traffic ensuring the safe passage of traffic at a suitable speed. Additional active travel and emergency vehicle access would be provided to the site via Tower Road. This approach has been designed to provide safe and efficient access to the development while also improving the existing school environment nearby.
The proposals also allow for:
Improvements to the existing junction to manage traffic movements safely
A primary internal road loop to distribute traffic within the site
Emergency, pedestrian and cycle access via Tower Road
All access arrangements would be subject to further design development and assessment as the proposals progress.
School safety
The proximity of High Down Infant and Junior Schools means that traffic and road safety are particularly important considerations.
The proposals include the potential to improve the existing school environment by:
Supporting the relocation or reconfiguration of school drop-off and pick-up arrangements
Reducing congestion on Down Road at peak times
Improving safety for children, parents and staff travelling to and from the school
By integrating school access considerations into the overall site design, the proposals seek to address existing issues rather than exacerbate them, while ensuring that any changes are developed in discussion with the Education Authority and the local community.
Public transport and sustainable travel
The site benefits from existing bus services connecting Portishead with Bristol, Clevedon and Weston-super-Mare. The proposals have been designed to make use of these services and to support public transport use as part of everyday travel patterns.
Portishead is also expected to benefit from the reopening of the rail line to Bristol, with a new station anticipated to open in 2028. This represents a significant investment in sustainable transport and would provide residents with a direct rail connection to Bristol and beyond.
To support this, the proposals also explore the potential for:
Improved bus facilities
A bespoke shuttle bus service connecting the site with the future rail station
Measures to make public transport a convenient and attractive choice for residents
Walking and cycling
Tower Farm is well located in relation to existing neighbourhoods, schools and local facilities, making walking and cycling realistic and attractive options for many everyday journeys.
The emerging proposals include:
A network of safe and direct pedestrian and cycle routes through the site, including additional safe walking connections to High Down Schools
A new active travel access would be provided via Tower Road
Connections to existing public rights of way
Links to surrounding residential areas, schools and recreation facilities
These routes would be integrated with the wider green infrastructure network, providing pleasant and convenient connections for both commuting and leisure use.
Parking
Parking provision for new homes would be provided on-site and designed in accordance with North Somerset Council standards. The aim is to ensure that parking needs are met without dominating the street environment or undermining the quality of public space.