Land at Sodbury Road, Wickwar, GL12 8NT
Town and Country Planning Act 1990
Planning Inspectorate reference: APP/P0119/W/23/3323836
Local Planning Authority Reference: P22/01300/O
The Planning Inquiry will commence on 31 October 2023 and last for 8 days, A timetable outlining the full details can be found below.
Reason for inquiry
Appeal by Bloor Homes South West against the refusal of a planning application by South Gloucestershire Council for the Erection of up to 180 Dwellings, a local shop and associated infrastructure (outline) with access to be determined, all other matters reserved at Land At Sodbury Road, Wickwar, South Gloucestershire.
An inspector appointed by the Secretary of State will hold an inquiry opening on the date shown above to decide the appeal.
If you want to attend the inquiry please let the Planning Inspectorate case officer know as soon as possible before the inquiry, either by email or telephone, after reading the inquiry attendance information set out below. When contacting the case officer, it would be helpful if you could confirm whether you want to take an active part in the proceedings or want to attend just as an observer (see below).
Inquiry attendance information
Before deciding whether to take an active part in the inquiry, you need to think carefully about the points you wish to make. All written submissions from application and appeal stage will be taken into account by the inspector and re-stating the same points will not any additional weight to them. If you feel that taking part in the inquiry is right for you in whatever capacity, you can participate in a number of ways.
If you just wish to observe the event, you should make that clear in your response to the case officer. If you wish to take an active part in the proceedings, please make clear in your response whether you wish only to appear at the inquiry and make a statement, or whether you would also like to ask questions on particular topics. If you want to take an active part but feel unable to for any reason, and/or the points you want to make are not covered in the evidence of others, consider whether someone else could raise them on your behalf.
Planning Inspectorate reference: APP/P0119/W/23/33123836
Case officer contact at the Planning Inspectorate: Aisosa Charles
Inquiry timetable
Section 1: Original Application Documents
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1.3 - Illustrative Framework Masterplan (Turley, 3001 rev H)
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1.4 - Design and Assess Statement (Turley Design, February 2022)
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1.7 - Flood Risk Assessment and Drainage Strategy (Clarkebond, 8/10/21)
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1.8 - Phase 2 Ground Investigation Report (Clarkebond, 8/2/2022)
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1.11 - Landscape and Visual Baseline Assessment (EDP, February 2022)
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1.12 - Archaeological and Heritage Baseline Assessment (EDP, December 2021)
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1.15 - Biodiversity Net Gain Calculations (EDP, ref. edp6190_r006a)
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1.16 - Energy and Sustainability Statement (Briary Energy, September 2021)
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1.19 - Statement of Community Involvement (Cratus, December 2021)
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1.22 - Access Plan Drawings, extracted from Transport Assessment (SK04, SK05)
Section 2: Amended/Additional Drawings and Plans
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2.1 - Updated Illustrative Framework Masterplan (Turley Design, 3001 Rev M)
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2.2 - Updated Design and Access Statement (Turley Design, Rev B December 2022)
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2.3 - Highway Consultation Response (NRP Doc 7909CR01 Rev 1.1, December 2022)
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2.5 - Updated Flood Risk Assessment (Clarkebond Doc B05313-CLK-XX-XX-RP-FH-1001 P5, February 2023)
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2.6a - Updated Drainage Strategy Sheet 1 (Clarkebond Drawing B05313 EN-505 P05)
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2.6b - Updated Drainage Strategy Sheet 2 (Clarkebond Drawing B05313 EN-506 P04)
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2.8 - Landscape Strategy (EDP, Feb 2023, Drawing edp6190_d026a)
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2.10 - Addendum to Ecological Appraisal (EDP, Feb 2023, Ref edp6190_r010a)
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2.11 - Updated Biodiverstity Net Gain Calculations (EDP, Feb 2023, Ref edp6190_r006c)
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2.12 Covering Letter for Updated Submission, Turley 27.02.23
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2.13 - M5 Junction 14 Vehicle Trips (7909/TN01 Rev 1.0 11 July 2022)
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2.14 - Phase 1 Preliminary Risk Assessment (Desk Study), Clarkebond, 02.04.2020
Section 3: Consultation Comments
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3.4 - Comments from Council's Conservation Officer, 07.03.23
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3.6 - Response from Archaeology and Historic Environment Record Officer, 27.04.23
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3.7 - Response from Strategic Housing Enabling Team, 22.03.23
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3.14 - Environmental Policy and Climate Change Team Comments, 23.03.23
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3.15 - Response from Environmental Policy and Climate Change Team, 08.04.22
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3.22 - Response from Transport Development Control Manager, 12.04.22
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3.26 - Response from Health and Safety Executive, April 2022
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3.27 - Response from Community Infrastructure Officer, 26.04.22
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3.31 - Comments from Gloucestershire Wildlife Trust, 21 July 2023
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3.34 - Response from Transport Development Control Team, 22 June 2023
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3.42 - Strategic Housing Enabling (Affordable Housing ) Comments 26.04.22
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3.48 - Historic England Response 09.03.23
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3.55 - Neighbourhood Policing Support Team (Crime Prevention) 12.04.23
Section 4: Policy Documents
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4.3 - Landscape Character Assessment, South Glos, Area 5 Wickwar Ridge and Vale, November 2014
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4.6 - Wickwar Conservation Area Advice Note SPG (Adopted 1998)
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4.13 - An Approach to Landscape Character Assessment (October 2014), Natural England
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4.15 - Frith Farmhouse and Bake House at South East (1128768) Listing Citation
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4.21 - Shelter "Denied the Right to a Safe Home; Exposing the Housing Emergency"
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4.23 - House of Commons "Rising Cost if Living in the UK" (November 2022)
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4.24 - Shelter "Briefing: Cost of Living Crisis and the Housing Emergency" (September 2022)
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4.28 - Affordable and Extra Care Housing Supplementary Planning Document (2021)
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4.29 - Homelessness Review and Rough Sleeping Strategy (2019-2024)
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4.34 - Local Plan Delivery Programme 2022-2025 (Published April 2023)
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4.35 - South Gloucestershire Historic Landscape Characterisation Technical Note (2000)
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4.36 - Wider Bristol HMA Strategic Housing Market Assessment Volume One July 2015
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4.37 - Wider Bristol HMA Strategic Housing Market Assessment Volume Two November 2015
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4.38 - Wider Bristol HMA Strategic Housing Market Assessment Volume One March 2018
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4.39 - Wider Bristol HMA Strategic Housing Market Assessment Volume Two January 2019
Section 5: Appeal Decisions
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5.1 - Barwood Land appeal, Land to the West of Park Farm, Thornbury (Ref. 3288019)
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5.4 - Secretary of State Decision: Land at Sketchley House, Burbage
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5.5 - Secretary of State Decision: Land at Franklands Drive, Addlestone, Surrey
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5.6 - Secretary of State Decision: Pulley Lane, Droitwich Spa
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5.8 - Land at the site of the former North Worcestershire Golf Club Ltd, Hanging Lane, Birmingham
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5.11 - Land East of Park Lane, Coalpit Heath, South Gloucestershire
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5.12 - Land to the East of Highgate Hill and South of Copthall Avenue, Hawkhurst, Kent
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5.14 - Land at Filands Road/Jenner Lane, Malmesbury, Wiltshire
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5.18 - Woolpit, Suffolk (Ref. APP/W3520/W/18/3194926), September 2018
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5.19 - Ardleigh, Colchester (ref. APP/P1560/W/17/3185776), September 2018
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5.20 - Little Sparrows, Sonning Common, South Oxfordshire (APP/Q3115/W/20/3265861)
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5.21 - London Road, Woolmer Green (Ref. APP/C1950/W/18/3207509), October 2018
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5.22 - Bures Hamlet, Essex (Ref. APP/Z1510/W/18/3207509), March 2019
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5.23 - Southfield Road, Gretton (Ref. APP/U2805/W/18/3218880), August 2019
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5.24 - Land at Farleigh Farm, Backwell (Ref. APP/D0121/W/21/3285624). June 2022
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5.25 - North of St Georges Road, Semington (Appeal Ref 3236860), September 2021
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5.26 - Land to the South of Chilvester Hill, Calne (Appeal Ref. 3275477), November 2021
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5.29 - Land to the South of The Ridgeway, Potton (APP/P0240/W/21/3289675)
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5.30 - Land North of Braeburn Way, Cranfield (APP/P0240/W/21/3267704)
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5.31 - Land to the east of Oakley Road, Bromham (APP/K0235/W/19/3240091)
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5.32 - Land to the west of Odell Road, Harrold (APP/K0235/W/19/3234032)
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5.33 - Land North of St Georges Road, Semington (APP/Y3940/W/16/3164255)
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5.34 - Land to the North of Pound Lane, Semington, Wiltshire (APP/Y3940/W/16/3162997)
Section 6: Other Documents
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6.3 - Historic Building Report Part 1, on Frith Farm, August 2011, Kay Ross
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6.4 - Historic Building Report Part 2, on Frith Farm, August 2011, Kay Ross
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6.5 - Historic Building Report on Frith Farm The Outbuildings, August 2011, Kay Ross
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6.6 - Guidelines for Landscape and Visual Impact Assessment - Third Edition (Landscape Institute and IEMA, 2013) (GLVIA3) (only available in hardcopy)
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6.8 - High Street Shuttle Signals (7909/TN03 Rev 0.1, 31 May 2023)
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6.10 - Conservation Officer response re application ref. PK16/4006/O, 9 August 2016
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6.11 - Conservation Officer response re application ref. PK17/4552/O, 17 November 2017
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6.13 - Technical Guidance Note 02/21 Assessing landscape value outside national designations
Section 7: Appeal Documents, Evidence and SOCG
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7.5 - Housing Deliver and Five Year Housing Land Supply - Technical Note, Turley, September 2023
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7.7 - Statement of Common Ground on Affordable Housing Matters (removed from list)
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7.10 - Statement of Common Ground on Housing Land Supply and Delivery Matters
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7.11 Statement of Common Ground on Planning (and all other main) Matters
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7.13 - LPA Planning Proof of Evidence Summary, Liz Fitzgerald
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7.14 - LPA 5 Year Housing Land Supply Proof of Evidence, Liz Fitzgerald
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7.18 - LPA Heritage Proof of Evidence Summary, Rob Nicholson
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7.19 - Appellant's Highway Proof of Evidence, Volume 1 Main Evidence, David Knight
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7.20 - Appellant's Highway Proof of Evidence, Volume 2 Figures, Plans and Appendices, David Knight
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7.21 - Appellant's Planning Proof of Evidence, Jeff Richards
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7.22 - Appellant's Planning Proof of Evidence Appendices, Jeff Richards
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7.23 - Appellant's Housing Delivery and Housing Land Supply Proof of Evidence, Jeff Richards
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7.25 - Appellant's Landscape Proof of Evidence, Will Gardner
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7.26 - Appellant's Landscape Proof of Evidence Summary, Will Gardner
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7.28 - Appellant's Heritage Proof of Evidence Summary, Rob Skinner
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7.30 - LPA Rebuttal Evidence - Affordable Housing Need, Jonathan Lee
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7.31 - LPA Rebuttal Evidence - Planning and 5YS, Liz Fitzgerald
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7.33 - Appellant, Landscape Matters - Corrections Sheet, Will Gardner
Section 8 - Inquiry Docs - to be populated during the inquiry