Find out about the concept plan
We carried out an initial stage of local engagement earlier this year. Informed by your feedback from this initial engagement, the design team has now created a draft concept plan for the site.

Once finalised, this will form the basis of an outline planning application. If approved, the outline application will establish the principle of development and the means of access. Detailed matters such as design and layout will be established in a subsequent Reserved Matters application, informed by further engagement with the community on the finer details of the proposal.

We have developed the draft outline concept plan following discussions with the local community, local organisations, elected members and officers at Bristol City Council. It takes into account technical constraints, established policy and community feedback.

We want to share our draft plans and gain your feedback on the concept plan and proposals for the site to understand if there are other issues to consider. 

Find out what is proposed for the land off New Fosseway Road site, what the community said during our initial consultation phase and how the project team has responded in the draft concept plan below.
What was the level of response to and key themes from the initial consultation?

Earlier this year, we asked the community to let us know their broad aspirations for the land off New Fosseway Road site and highlight their ideas and thoughts on an interactive map. You can take a look at the comments that were submitted on the interactive map here. The key outcomes of the consultation were as follows:

  • 87 people responded with ideas, suggestions and comments
  • This included 56 survey responses and 36 ideas added to the interactive map
  • 92% of responses came from the BS14 postcode area, and 63% from Hengrove and Whitchurch ward, with 98% describing themselves as local residents
  • 31% of respondents are in the 35-44 age group and 31% are in the 65-74 age group
  • 56% said that they wanted more places to meet people and socialise
  • 56% said that they wanted activities for young people
  • 35% said that they want extra-care accommodation for older persons
  • Key themes in written feedback included highways congestion and safety, privacy of near neighbours, impact on community infrastructure, proposed housing mix and creating activities for people in different age groups

What is proposed for the site?

Underpinning our design approach for this site is an aspiration to achieve a Building With Nature Design Award ( Building with Nature (BwN) is a voluntary approach that enables developers and other built environment professionals to go beyond the minimum statutory requirements to deliver more for both people and for wildlife. Before we started to design any options or proposals, we undertook a detailed analysis of the site to build up our knowledge of all its key characteristics. This included providing an overview of the existing biodiversity and vegetation, as well as understanding how the local movement networks work for pedestrians, cyclists, vehicles, and issues relating to topography, drainage and utilities.

The emerging proposals seek to create a mixed use and vibrant place that appeals not just to new residents of the site but to the wider community. This includes the creation of a new north-south route through the full length of the site for pedestrians and cyclists. This provides a safer and more pleasant alternative to Wells Road. This route will be landscaped with trees, planting and swales. It will pass through an open space in the heart of the site, which will also include a children’s play area. Overlooking this central green space will be an extra care hub (ECH), providing approximately 70 homes for elderly people. The proposals presented here encourage the ECH to open up to the central green space and to the wider community by making communal facilities (such as a café, hairdresser, bookable meeting spaces), available at ground floor level alongside the central green space. Opening up the ECH to the public in this way will help to enrich not only the lives of those living in the ECH, but also those of the local community.

Off to the sides of the main north-south spine are quieter streets, where pedestrians will be given priority over vehicles. Parking will be carefully considered to ensure that there is adequate provision but not to the detriment of the quality of the sorts of places we’re seeking to create.

Embedded within the proposed vision for the site is a broad range of features to promote greater biodiversity as well as a strong sense of wellbeing for people. Areas of proposed development have been guided by the retention of existing trees and other vegetation as key features. Not only will this help with biodiversity, but it helps to create an established sense of place from the time the first residents move into their new homes. As well as retaining existing vegetation, the proposed streets and spaces will incorporate on-street planting and landscaped swales to improve the management of rainwater drainage, biodiversity and wellbeing for people.

The concept plan for the New Fosseway site is proposed to include:

  • 154 new homes, including 68 apartments and 86 houses
  • Extra care accommodation, in addition to the 154 homes proposed
  • At least one car parking space provided per new home
  • A new walking and cycling link through the site from Petherton Road through to New Fosseway Road - the team are also exploring the potential for the Petherton Road access to accommodate a second vehicular access road
  • New public open space and play space for the benefit of new and existing residents
  • New tree and hedgerow planting, alongside significant retention of existing green infrastructure
  • New space for community uses

The draft concept plan for the land off New Fosseway Road site (click to enlarge)

What did you say and how have we responded?

We have listed some of the most common themes from your insight and feedback provided throughout our first stage of consultation earlier this year, and set out how we have responded to these points in the draft concept plan.

There are a number of existing issues with road safety, air pollution and highway congestion that need to be resolved

Many responses made reference to road safety and congestion, and we’re very much aware of the issues.

The main access to the site by road will be from New Fosseway Road, and we're proposing to include a new walking and cycling link through the site from Petherton Road to New Fosseway Road, encouraging more sustainable forms of travel.

We are in discussions with the Council’s Transport Development Management Team. The existing access from New Fosseway Road will be modelled/tested to ensure that it can function safely whilst ensuring no adverse highway impact upon the surrounding road network, including the junction onto A37 (Wells Road) and the access roads serving St Bernadette Primary and Secondary Schools, located on the opposite side of New Fosseway Road. This includes considerations such as visibility of motorists and pedestrians at the junction and potential traffic calming within the site.

Following pre-application advice from the Bristol City Council Highways Team, we are carrying out a Road Safety Audit, which will inform ongoing dialogue to find an acceptable access solution for the site. An Air Quality Assessment will be prepared and submitted with the Outline Planning Application, ensuring that the proposed access arrangements for the site do not cause an negative impact on air quality.

Access to the site from A37 Wells Road is not possible because of the proximity of nearby school entrances

A site access point isn't proposed directly from the A37 Wells Road, and the main road access to the site is proposed from New Fosseway Road. 

It is not practical to create a road access to the site from Petherton Road

We are exploring the potential for a second vehicular access from Petherton Road, taking into account local feedback and technical studies and considering the pro's and con's of each option.

To maximise safe, sustainable forms of non-motorised travel, our plans also include a pedestrian and cycle only access from Petherton Road. Creating a new route for pedestrians and cyclists from Petherton Road that runs through the entire site will assist in linking the site to nearby services and facilities situated to the north, avoids the entire development becoming a cul-de-sac and the site becomes better connected to surrounding area.  The second access will contribute to reduce the pressure off the New Fosseway access to cater for all modes of travel.

Pavement parking and speeding is a problem in the local area - how will the proposals for this site address this?

At least one car parking space is proposed to be created for every new home proposed as part of the outline planning application, ensuring that demand for car parking spaces from future development does not overspill on to local residential streets.

Please consider the existing wildlife and variety of birds that visit the site

The proposed development will create a range of new habitats for wildlife, ensuring that wild animls and birds that visit the site will be able to continue to do so.

Please consider the existing views across the site

The concept plan has been created to preserve key views across and create new vistas, framing important long distance views of key landmarks for the enjoyment of new and existing local residents.

Public transport is insufficient and should be upgraded

We are discussing the potential for public transport improvements and the means for doing so with the Bristol City Council Highways Department.

Please consider privacy of nearby residents

The outline application will not specify the siting, scale or external appearance of the buildings, but parameter plans will be included, which show how the site can be designed in such a manner as to ensure the amenity of residents is protected.

The concept plan proposes that the tallest building proposed for the site (four storeys) will be placed furthest away (to the west) from existing residential properties. Those parts of the site that are nearest to existing residential properties will be predominantly two storeys in height, with gardens, landscaping and open space in between to establish separation distances and safeguard the amenity of existing and future residents.

Noise levels from traffic have increased in the local area in recent years - please consider noise created by additional traffic

The proposed access from New Fosseway Road will be modelled/tested to ensure that it can function safely whilst ensuring no adverse highway impact upon the surrounding road network, including noise and air quality. A new walking and cycling route is proposed through the centre of the site to encourage people to avoid using their cars where they can and walk or cycle instead.

Please ensure that community infrastructure, such as a GP surgery, is put in place to avoid overstretching existing services

The proposed development will be liable to pay a Community Infrastructure Levy (CIL).  CIL payments are used to fund various forms of strategic infrastructure that supports the growth of Bristol, such as schools and transport improvements. CIL is also used for the provision of local infrastructure improvements (local CIL) or other measures to support the development of an area, which can include healthcare infrastructure/provision. Decisions over the spending of Local CIL are devolved to the Council’s Area Committees, which became responsible for taking decisions over the allocation of Local CIL.  In this instance, Area Committee 6 that covers Bishopsworth, Filwood, Hartcliffe and Withywood, Hengrove and Whitchurch, Stockwood is the relevant Area Committee in this instance.

The planning application will be supported by a Health Impact Assessment that will assess how the proposed development can contribute towards providing a healthy living environment for future residents.

As part of the Bristol City Council Development Management team’s statutory consultation on the outline planning application, views will be sought from the local Clinical Commissioning Group to inform investment in local healthcare provision arising from the development. 

Create places for people to meet and socialise, particularly green spaces (such as allotments, green gyms or a community orchard)

The proposals include flexible spaces for a range of community uses, accessible on foot and by bicycle from Petherton Road, as well as areas of green public open space.

The planning application that will be submitted is in outline, meaning that it will not contain details of the exact uses of these spaces, but the principle is accepted and we will work with the community and local partner organisations to determine the best use of these spaces and how they can be designed and managed.

We will work with the community and local partner organisations to determine the best use of these spaces and how they can be designed and managed, that bring additional complementary facilities to the area.

Build more than just market housing, particularly extra care housing or a residential home

The proposals for this site include extra care accommodation, specialist care housing, townhouses, mews houses and apartments. These much needed new homes will be provided alongside flexible community space and public open space, ensuring that new residents are supported by appropriate infrastructure, in addition to existing local services which will be enhanced by Community Infrastructure Levy investment.

Build a special educational needs school to support nearby mainstream schools

No education-related buildings are proposed for the site. However, the proposed development will be liable to pay a Community Infrastructure Levy (CIL), which are used to fund various forms of strategic infrastructure that supports the growth of Bristol, such as schools and transport improvements.

Could land be provided for the nearby secondary schools to expand?

No education-related buildings are proposed for the site. However, the proposed development will be liable to pay a Community Infrastructure Levy (CIL), which are used to fund various forms of strategic infrastructure that supports the growth of Bristol, such as schools and transport improvements.

Housing should be affordable for local people

The site falls within an area where Bristol City Council planning policy means that housing developments are required to deliver 30% affordable housing. The intention is for the extra care hub to be 100% affordable and, subject to viability testing, the remaining general needs housing to provide a policy compliant level of affordable homes.

One bedroom flats should be shared ownership to help people get on the housing ladder

A mix of apartments and houses are proposed for the site. The exact mix, size and specification of the homes proposed will be determined at the detailed design stage, which will be subject to further engagement with the local community.

Create larger family homes rather than smaller homes and flats

The need to maximise the potential of this derelict brownfield site must be balanced with the need to keep the scale of development appropriate for the local area. The proposals include a range of different types and size of new home to respond to identified local and city-wide housing needs, recognising the importance of making the most of previously developed land in sustainable locations.

The exact size and mix of housing will not be specified for approval within the outline planning application, these issues will be determined at the later ‘reserved matters’ stage of the planning process which will be subject to further engagement with local stakeholders.

Create activities for young people

This aspiration is loud and clear from the community. We understand that young people need additional amenity and the use of the community space will reflect this, once the use of this space has been determined in more detail. We would like to work with local partner organisations to involve young people in this discussion, and we’re keen to listen to your ideas as to how we can achieve this.

What was the demographic make-up of respondents to the initial consultation?
  • 54% are female and 42% are male, with 4% stating that they prefer not to say
  • 98% stated that they have not and don't intend to go through a gender reassignment process and 2% prefer not to say
  • 2% consider themselves to be disabled, 92% don't consider themselves to be disabled and 6% prefer not to say
  • 84% stated that they are 'White British', 2% 'Black/African/Caribbean/Black British', 2% 'Gypsy/Roma/Irish Travveler', 6% 'White Other' and 6% prefer not to say
  • 86% stated that they are 'Heterosexual/straight' and 14% prefer not to say
  • 44% stated that they have no religion, 46% stated that they are Christian and 10% prefer not to say
  • 96% stated that they are not a refugee or asylum seeker and 4% prefer not to say
  • 88% stated that they are not pregnant and have not given birth in the last 26 weeks, 8% stated that they are pregnant or have given birth in the last 26 weeks and 4% prefer not to say

How can I find out more and have my say?

Click on the map below to find out more about what is proposed and drop pins to comment on specific elements of the concept plan. You can also complete our short feedback questionnaire by clicking here.

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