Our proposals

About the site

Waddeton Park’s proposed development would be located to the north-west of Timsbury, on land to the south of Hayeswood Road. The plans would deliver up to 170 new homes, 40% of which will be affordable. The site is made up of Grade 3 agricultural land, extending to approximately 11ha. There are no notable features except for three protected trees at the central northern part of the site, which would be retained as part of the proposals.

The site is not located within the Green Belt. The Green Belt boundary ends on the north side of Hayeswood Road, immediately opposite the site. The proposal would therefore enable new homes to be delivered to benefit the village of Timsbury and Bath and North East Somerset more widely, without having to release Green Belt land locally or further afield in the district.

The south western part of the site falls within the ‘Landscape setting of settlements’ (Policy NE2A) designation, which recognises its contribution to the landscape setting of Timsbury. However, this policy does not preclude development provided that it is sensitive to this designation.

The land south of Hayeswood Road is not subject to any other planning designations which would restrict the delivery of new homes on the site. The site therefore offers a clear and deliverable opportunity to help meet B&NES Council’s housing current and future requirements on a site that is not subject to significant planning restrictions.

Our proposals

  • Up to 170 new homes on a site which is outside of the Green Belt, creating opportunities for home ownership across a range of house-sizes.
  • 40% of the new homes would be affordable, likely comprising a mix of shared ownership and social rented properties.
  • Significant areas of landscaping and planting, including a new publicly accessible area of parkland at the south of the site, helping to support physical health and wellbeing as well as promoting biodiversity.
  • Primary access to the site off The Avenue, as well as the opportunity to deliver connectivity improvements, through new or enhanced footpaths.
  • Employment and training, as well as procurement, opportunities created during construction.
  • Financial contributions to support local services and infrastructure via the Community Infrastructure Levy (CIL).

Access & Highways – A sustainable approach to travel

The primary access to the site will be off The Avenue, as shown on the plan above.

The site benefits from being in a sustainable location, being in close proximity to a wide range of local facilities.

The site is close to nearby bus stops which, via the 522 service, provide connections to Bristol via Keynsham and to Bath via Paulton and Midsomer Norton. Bath Spa and Bristol Temple Meads Railway stations can be accessed via the 522 service, providing links across the south west and a wide variety of other UK towns and cities.

As part of the preparation of our outline planning application we will be preparing a comprehensive Transport Assessment, which will identify the potential impact of the proposals on the highways network. Initial modelling undertaken as part of the Transport Assessment has indicated that the delivery of up to 170 new homes on the site would generate around 81 additional trips in the morning peak (08.00-09.00) and 75 additional trips in the afternoon peak (17.00-18.00), or just over one additional vehicle trip every minute during these times.

We will also be preparing a Framework Travel Plan which will encourage and enable sustainable travel to and from the development, with the aim of reducing single occupancy car trips.

As part of the proposals, we are proposing to improve access from the site for pedestrians to services and amenities elsewhere in Timsbury and those wishing to use public transport. We are keen to hear the views of the local community on this and would encourage feedback on what transport/travel improvements we could include in our proposals to benefit potential future residents, as well as Timsbury more widely.

Though these matters would be reserved for future determination if our plans were to be approved, it is also anticipated that the proposed development would provide dedicated cycle parking and EV charging points, in line with Council policy.

Protecting and preserving the landscape

Ensuring that the plans integrate sympathetically into the local landscape has been a significant influencing factor in developing our masterplan for the site. The site already benefits from a strong network of trees and hedgerows around the boundary, however, the proposals would seek to strengthen this through a series of targeted planting and nature enhancements and ensure privacy for neighbouring properties is maintained.

As part of the application we will prepare a comprehensive Landscape Visual Impact Assessment. An initial appraisal of the potential impact of the plans on the character of the local landscape has informed the masterplan which has identified that any impacts would be highly localised, and that the underlying landscape value of the Limestone Plateau and Brook Valleys would be conserved.

We understand that preserving the character and heritage of the landscape is an important consideration for residents and we welcome your feedback.

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Improving biodiversity and ecology

We are keen to ensure that the proposals align with B&NES Council’s aspirations to support biodiversity and tackle the ecological emergency. As such, we have already conducted full ecological surveys and assessments and used the findings of these to inform our design.

These surveys found moderate habitat and foraging opportunities for bats and badgers in different areas of the site, however, no significant ecological constraints to developing the site have been found. Should planning permission be granted we would prepare a comprehensive Construction Ecological Management Plan to set out measures which will be put in place to avoid impacts on wildlife, including restrictions and controls on the use of artificial lighting during construction, in order to minimise any impact on bats.

Some of the key measures included within our proposals which will seek to support and enhance biodiversity on the site are:

  • Delivering extensive areas of parkland and significant additional tree and hedgerow planting, our plans will help improve the habitat and foraging opportunities for species around the site.
  • Creating a buffer around the site boundaries to improve the site’s habitat value and provide foraging habitat for bats.
  • Providing bird and bat boxes, bee bricks, and bug hotels across the proposed development.

Whilst we will continue to refine our proposals, we are firmly committed to ensuring that we deliver above the 10% biodiversity net gain required by B&NES’ planning policy and national legislation.

Generating investment and supporting jobs locally

The proposals would deliver significant investment and would create and support jobs directly and through the wider local supply chain. According to the Home Builders Federation Housing Calculator the delivery of up to 170 new homes is estimated to support the employment of over 590 people and provide 7 apprentice, graduate or trainee placements during construction, as well as generating an additional £4.5 million in tax revenue, including over £340,000 additional council tax revenue annually.

If the plans are approved financial contributions would also be made via the Community Infrastructure Levy (CIL), which would support B&NES Council to deliver infrastructure projects such as schools, transport links, public open space or recreation facilities. Timsbury currently benefits from a number of existing services and amenities, including a library, two convenience stores, a primary school, GP practice, a pharmacy, a pub, and two community centres. The delivery of new homes at the proposal site will increase footfall and spend locally, thus helping to support the long-term viability of these important local services and overall vitality of Timsbury.

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