Hanham District Green Belt Conservation Society strongly objects to the proposed development of 60 houses at Castle Inn Farm, Hanham (Site Code EPS-HA3). The proposal poses significant risks to the local environment, heritage, infrastructure, and quality of life for the residents of Hanham. Based on the evidence from local policies, environmental studies, and recent council decisions, the site should be removed from South Gloucestershire Council's New Local Plan. Here are the key reasons:
1. Green Belt Protection (NPPF Chapter 13)
The National Planning Policy Framework (NPPF) highlights the importance of the Green Belt in preventing urban sprawl, safeguarding the countryside, and maintaining the openness between settlements. Castle Inn Farm is a vital part of Hanham’s Green Belt, contributing to the area's rural character and environmental health.
The NPPF makes it clear that changes to Green Belt boundaries should only occur in exceptional circumstances, supported by compelling evidence. The development proposal for Castle Inn Farm does not meet these standards. There is no adequate justification for encroaching on this Green Belt land when viable alternatives, such as brownfield sites, remain unexplored. The development would lead to irreversible harm to the Green Belt, undermining its core purposes.
2. Environmental and Biodiversity Impacts
Castle Inn Farm is located adjacent to Bickley Wood, a designated Site of Special Scientific Interest (SSSI), and part of the Avon Valley Woodlands, including Hencliff Wood and Bickley Wood, which have maintained continuous tree cover for over 400 years. These ancient woodlands are rich ecosystems that support diverse species, including protected wildlife such as badgers, deer, bats, and foxes.
More than 50% of the development site is designated as a "Woodland Priority Habitat" by DEFRA, underscoring its conservation value. Developing this land threatens to fragment the woodland and disrupt wildlife corridors, potentially introducing pollution and invasive species. The proximity to the SSSI makes the site especially vulnerable, and the cumulative impact of the development would have long-term negative consequences on biodiversity.
3. Fragmentation of Green Infrastructure Corridor F
The proposed development site is part of Green Infrastructure Corridor F, a crucial ecological and recreational link in the region. This corridor plays a key role in connecting green spaces, supporting wildlife movement, and enhancing biodiversity. Building on this land would fragment the corridor, limiting the movement of species and reducing the ecological value of the area.
Green Infrastructure Corridor F also provides significant recreational benefits for residents, offering spaces for walking, exercise, and community interaction. The proposed development contradicts South Gloucestershire Council’s vision of "greener places where people and nature thrive," undermining local goals for sustainable land use and biodiversity conservation.
4. Sustainability Appraisal Findings
South Gloucestershire Council’s Sustainability Appraisal (SA) Conclusions, published in July 2024, indicate that the site is unsuitable for housing development. The SA highlights that the Castle Inn Farm site performs negatively or uncertainly negatively against ten key sustainability objectives, including:
Objective 2a – Access to Public Open Space and Public Rights of Way (PRoW): The site lacks reasonable walking access to public open spaces and PRoW, diminishing its suitability for sustainable development.
Objective 4b – Access to Employment: The site is beyond reasonable access to employment opportunities, likely increasing car dependency and contributing to higher emissions.
Objective 5a and 5b – Heritage Assets: The site risks negatively impacting nearby heritage assets, including potential Roman villa remains and Grade II listed buildings.
Objective 5c – Biodiversity: The development threatens local biodiversity, especially given the site's proximity to Bickley Wood SSSI and its designation as a Woodland Priority Habitat.
Objective 5d – Valued Landscapes: The site’s development would degrade the landscape and harm the visual amenity of the Green Belt.
Objective 5e – Green Infrastructure Corridors: Developing this site would disrupt a strategic Green Infrastructure corridor, reducing ecological connectivity and harming wildlife.
5. Loss of Agricultural Land and Food Security
Castle Inn Farm is productive agricultural land. Building on this site would not only reduce local food production but also contradict the need for preserving agricultural spaces for long-term food security. Encouraging sustainable agriculture on this land would be a more environmentally friendly and beneficial use of the Green Belt.
6. Strain on Local Infrastructure
Hanham's infrastructure is already under significant strain. Local schools are oversubscribed, and healthcare facilities, including NHS dental services, are struggling to meet demand. Adding 60 new houses would exacerbate these issues, leading to increased pressure on schools, GP surgeries, and other essential services.
7. Traffic and Road Safety
The roads around Castle Inn Farm, including Castle Farm Road and Abbots Road, are insufficient to accommodate the additional traffic generated by a new housing development. Increased traffic would lead to congestion, accidents, and increased pollution, conflicting with efforts to improve air quality in nearby Clean Air Zones such as Bristol and Bath.
8. Threats to Heritage Assets
The area around Castle Inn Farm is rich in heritage, with nearby Grade II listed buildings and the possible remains of a Roman villa on the site itself. Roman villas were large estates, and any remains could be extensive, requiring preservation. Developing the site would harm these assets, contradicting both the NPPF and South Gloucestershire’s Local Plan Core Strategy, which prioritise the protection and enhancement of heritage assets.
9. Unstable Ground and Potential Contamination
The land at Castle Inn Farm has a history of unstable ground due to old quarries and mine workings, making it unsuitable for housing development. The late historian George Elliott, whose large ledger is stored in Bristol Archives, documented the presence of a large cavern beneath the site, with the cavern roof being only 2-3 feet thick in places. This poses significant risks for future residents and would require extensive, costly geological studies to ensure safety.
Additionally, the site's location near the River Avon raises concerns about potential contamination from old mine workings, which could lead to water pollution. Given the River Avon's use by various stakeholders, any contamination could have far-reaching environmental and economic impacts.
10. South Gloucestershire Council’s Refusal of Planning Application for “The Batch” (P23/01330/O)
A recent decision by South Gloucestershire Council to refuse an outline planning application for the neighboring site, known as "The Batch", provides further evidence that Castle Inn Farm should not be developed. On 16 August 2024, the Council refused the application for Land South of Hencliffe Way and East of Castle Farm Road, stating that:
The site is located outside defined development limits, within the open countryside, where development is strictly controlled. The proposed residential development was deemed unsustainable and inappropriate in scale and type.
The development would have caused harm to the Green Belt by reducing its openness and conflicting with four of the five key purposes of Green Belt designation. The council emphasised that "very special circumstances" had not been demonstrated to justify the proposal.
The proposals conflicted with policies in the South Gloucestershire Local Plan Core Strategy, including CS5, CS9, and CS29, which aim to protect the countryside and Green Belt, as well as the National Planning Policy Framework (NPPF). The council also highlighted concerns regarding landscape character, residential amenity, and the loss of open space and ecological value.
This refusal reinforces the arguments against the development of land at Castle Inn Farm, as both sites share similar characteristics in terms of their Green Belt designation, environmental value, and infrastructure limitations. Approving development at Castle Inn Farm would set a dangerous precedent and contradict the council’s own policies and decisions.
11. Potential for Biodiversity Net Gain
Rather than developing Castle Inn Farm for housing, the site could be utilised for Biodiversity Net Gain (BNG), helping to restore and enhance local ecosystems. By preserving the site as part of the Green Belt, South Gloucestershire Council could create a biodiversity banking site that contributes to the region’s ecological health while maintaining the integrity of Green Infrastructure Corridor F.
Conclusion
The proposed development at Castle Inn Farm is inappropriate and unsustainable. It threatens the environment, local infrastructure, heritage assets, and the long-term sustainability of the Hanham community. The site's inclusion in South Gloucestershire Council's New Local Plan contradicts national and local policies designed to protect the Green Belt, support biodiversity, and ensure responsible development.
Given the overwhelming evidence, including the risks posed by unstable ground, the ecological importance of the site, and the council's recent refusal of the neighboring planning application for "The Batch," Castle Inn Farm must be removed from the New Local Plan. Protecting this land is essential for safeguarding Hanham’s rural character, environmental assets, and future wellbeing.
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