Wootton Road housing development - Planning update

Bristol City Council’s Housing Delivery Team has submitted a planning application for a new 100 per cent affordable council housing development on a car park site on Wootton Road. We have been working with Emmett Russell Architects to develop a proposal for the site.

Following two stages of public engagement in August 2024 and January 2025, feedback received from members of the public and other stakeholders has now been incorporated into the planning proposals. Bristol City Council is taking this opportunity to update you on how feedback received throughout the consultation process has helped shape the design of this scheme and share images of the final design with you. We will also provide details of the planning application and how you can comment on it.

Who are we?

Bristol City Council’s Housing Delivery Team help to deliver new affordable housing projects across the city. This includes a focus on building and acquiring new council homes. It also involves working with a range of partners, including housing associations, community groups and developers to increase the supply of new affordable housing throughout Bristol.

What are we looking to do?

Bristol City Council’s Housing Delivery Team is aiming to regenerate the site. The new development will incorporate the needs of existing and future residents, as well as the needs of the wider city, by providing good quality new affordable housing and improved public space.

Proposals for the site indicate space for around seven new homes made up of flats and a bungalow. These homes will be sustainable and low carbon.

Ecology and biodiversity will be considered as part of the planning application, with the aim to improve biodiversity on the site. The majority of mature trees will be retained, new trees planted and existing accesses will also be retained.

Existing site

Part of the site is currently tarmacked and used as a parking area. The rest of the site is a grassed area with an informal path, which is a Public Right of Way, leading down to Robertson Drive.

The back of the site falls away into mature trees.

There are a number of local amenities close to the site, either within walking distance, or that can be reached by public transport.

Site location plan showing an outline of the site on Wootton Road — **Existing site plan**

Your feedback

Since August 2024, two phases of consultation have been carried out, informing people about the council’s aspiration to develop the site for affordable housing.

Initial proposals outlined plans to deliver seven new homes along with an improved public space that supports ecology and biodiversity. Site plans and surveys were published inviting residents to tell us what they thought about the development proposals.

Here is a combined summary of the response for both consultations:

41 properties were invited to participate in the survey.
47 individual responses were received.

The following themes were seen in the responses:

New homes – Some people supported the principle of development but were concerned about parking and affordable housing provision.
Trees and public green – People expressed concern that a loss of trees and green space would have an impact on the community and their well-being.
Play space - People expressed concern that a loss of green space would have an impact on children.
Nature – People said they were concerned about the impact of development on wildlife and ecology.
Parking – People expressed concern that new housing could have an impact on the area’s existing demand for parking.
Site access – People were concerned they would no longer be able to access the site, and neighbouring properties were concerned they would not be able to access their properties.
Impact on neighbouring properties – People expressed concern that their property would be overlooked or overshadowed by development, while some were worried about the impact of construction on their wellbeing.
Crime and anti-social behaviour – People expressed concern about increased crime and anti-social behaviour in the area.

You said, we did

We have set out in the tables below how we have sought to address your feedback and how it has been incorporated it into the final designs submitted to the local planning authority.

We asked	You said	We did
Do you support the principle of redeveloping this site for affordable council housing?	Some supported the principle of development but were concerned about affordable housing provision Concerns were raised about potential increase of anti-social behaviour	The proposal is to be 100% affordable housing to meet local housing demand. A range of affordable housing tenures, such as Social Rent and Affordable Home Ownership, are being considered. The existing site is underused and attracts anti-social behaviour. The proposed new homes will overlook the street and green space. Combined with good lighting and more active use of the site, the scheme is designed to reduce instances of anti-social behaviour.
Do you support the proposed layout for the site?	Some people were concerned they would no longer be able to access the site or have access to their properties	All existing property access currently in place will be retained once the development is complete. Safe access to all dwellings will also be maintained throughout the construction process. Engagement with neighbouring residents will continue throughout the design and construction process.
Do you support the proposal for public green space?	Some respondents were supportive of the proposals. Others felt a loss of green space for the community was a concern for residents’ wellbeing.	The proposal reduces the amount of hardstanding surfaces on the site and improves available public space by adding to the green character of the site. The majority of mature trees will be retained, and 21 new trees will be planted on the site. Any trees removed will be replaced in line with the council’s tree replacement policy.

In the table below we show the topics we asked for comments on, and have provided the feedback we received, and our response to the feedback.

We asked	You said	We did
Proposed homes	Some expressed concern that their properties would be overlooked or overshadowed by the development Concerns were raised about the impact of construction noise and vibration on residents' wellbeing.	No properties will be overshadowed by the development. The proposals do not include any windows that directly overlook neighbouring buildings or gardens. The elevation designs incorporate wildlife features such as bat and bird boxes to support wildlife and different brick details to create visual interest. When appointed, the contractor is required to complete a Construction Management Plan which details the measures they will take to reduce the impact of construction on surrounding residents including deliveries, noise, vibration and dust.
Nature and ecology	Some people were concerned about the impact on wildlife and nature	Ecological studies have been completed, and no significant habitats have been found on site. Ecological recommendations have been incorporated into the designs and the scheme will actively provide new habitats for bats, birds and insects.
Public space	There were concerns there will be a loss of play space for children	The current site is not safe for children to play on and there is no dedicated play space. A new play area for children is proposed as part of the scheme. This includes natural play features such as balance logs and stepping stones.
Site access and parking	Some respondents were concerned new housing could impact the existing demand for parking	The site is in close proximity to public transport and local amenities. The current on street parking is to be retained whilst the transport statement submitted with the planning application details the variety of transport methods available from the site. These include the number 5 bus route, e-bike and scooter parking, improved pedestrian routes and new secure cycle storage to encourage the use of sustainable transport which supports the on-street parking provision on this site.

Final Design

Design elements:

New homes – Seven new affordable homes are proposed as one 2-bedroom bungalow, one 2-bedroom flat, three 2-bedroom flats and two 3-bedroom flats.
Affordable housing – This is a 100% affordable housing scheme with a range of tenures being considered to help meet the demand for affordable housing in the local area.
Accessible homes – New homes are designed to be accessible and adaptable for residents with differing needs.
An improved public green – An area of shared green space is proposed to be retained and enhanced with improved landscaping for new and existing residents. A formal footpath will be laid and new trees and biodiverse plants planted both on the site and in the adjacent woodland.
Supporting nature – Ecology studies have been carried out and no habitats of significant ecological value have been found. The landscape proposals have been designed to support wildlife and ecology on site and to protect the adjacent woodland which provides opportunities for wildlife. The site itself will be enhanced for wildlife through the inclusion of biodiverse planting, bird and bat boxes, hedgehog corridors and invertebrate boxes.
Trees and green space - New homes are proposed to be mainly built on existing hardstanding resulting in an overall increase of green space because tarmacked land is returned to green space. Tree management advice was taken early, and the majority of trees will be retained apart from two Category C trees. In total, 21 trees will be planted on the site and in the adjacent woodland.
New play space – A small area of naturalised play is proposed to provide young children with a nicer and safer play space that is visible from the street.
Parking – Some on-street parking is proposed to be retained. Secure cycle storage is proposed for use by new residents and the electric scooter docking station will be retained to encourage the use of sustainable transport.
Crime and anti-social behaviour –Opportunities for crime and anti-social behaviour will be reduced through design and more active and shared use of the site. For example, some living spaces will overlook the parking and the central green space, and lighting proposals are being developed to ensure public spaces are well lit. Avon and Somerset Police are also a statutory consultee and will be consulted on the planning proposals.
Access to neighbouring properties – Existing access to neighbouring properties is proposed to be retained. A Construction Management Plan will detail plans for site access during construction work to ensure safe and continued access is provided to neighbouring properties.
Impact on neighbouring properties – The overlooking of neighbouring properties will be avoided as the living spaces of the proposed new homes will be at the back of the new properties. Gable-end roofs and ecological features such as bird boxes are proposed on the side of the new homes, providing visual interest for neighbouring properties. The location of proposed buildings ensures there will be no overshadowing onto existing buildings.

Aerial view of the proposed housing and the surrounding area — **Aerial view of proposal in context**

Street view of Wootton road — **Street view of Wootton Road**

Aerial view of the proposed housing from the south-west — **Aerial view from south-west**

Materials

The local character of the area is defined by semi-detached homes with tiled roofs and protruding porches. These are predominantly built in red brick or rendered in neutral colours with windows topped with a row of darker toned brick. The material examples below have been chosen to compliment the surrounding housing. Two examples of their use on other housing schemes in Bristol can be seen below.

Images of the materials that are listed below.

Glazed tiles to porches
Coloured polyester powder coating to windows and doors
Galvanised steel finish to rainwater goods
Fibre cement tiles to roof
Red bricks to external walls
New Kingsland scheme in Bristol, designed by Emmett Russell architects
Suffolk Close scheme in Bristol designed by Emmett Russell architects.

The images below show examples of other housing schemes designed by Emmett Russell architects that use these materials.

Examples of other housing schemes designed by Emmett Russell architects that use the materials described in the section above. — **New Kingsland and Suffolk Close schemes in Bristol, designed by Emmett Russell architects**

Planning application

A planning application has now been submitted and full details can be viewed online via Bristol Council’s Planning Online website by searching for the application number 25/12147/FB.

How to comment on the planning application

The Housing Delivery Team can no longer accept feedback.

If you wish to comment on the planning application, you must do so by contacting the Local Planning Authority.

Information about how to comment on the planning application is available here: https://www.bristol.gov.uk/residents/planning-and-building-regulations/planning-applications/comment-on-a-planning-application

However you are welcome to contact the Housing Delivery Team with general queries about the proposals, the planning process, or to request information in alternative formats.

You can contact the Housing Delivery Teams on the details below:

Email address:housing.development.hra@bristol.gov.uk
Postal address: C/o Housing Development Team, Housing Delivery Service, 100 Temple Street, PO Box 3399, Bristol, BS1 9NE.

Who are we?

What are we looking to do?

Proposals for the site indicate space for around seven new homes made up of flats and a bungalow. These homes will be sustainable and low carbon.

Existing site

Part of the site is currently tarmacked and used as a parking area. The rest of the site is a grassed area with an informal path, which is a Public Right of Way, leading down to Robertson Drive.

The back of the site falls away into mature trees.

There are a number of local amenities close to the site, either within walking distance, or that can be reached by public transport.

Your feedback

Since August 2024, two phases of consultation have been carried out, informing people about the council’s aspiration to develop the site for affordable housing.

Here is a combined summary of the response for both consultations:

41 properties were invited to participate in the survey.
47 individual responses were received.

The following themes were seen in the responses:

New homes – Some people supported the principle of development but were concerned about parking and affordable housing provision.
Trees and public green – People expressed concern that a loss of trees and green space would have an impact on the community and their well-being.
Play space - People expressed concern that a loss of green space would have an impact on children.
Nature – People said they were concerned about the impact of development on wildlife and ecology.
Parking – People expressed concern that new housing could have an impact on the area’s existing demand for parking.
Site access – People were concerned they would no longer be able to access the site, and neighbouring properties were concerned they would not be able to access their properties.
Impact on neighbouring properties – People expressed concern that their property would be overlooked or overshadowed by development, while some were worried about the impact of construction on their wellbeing.
Crime and anti-social behaviour – People expressed concern about increased crime and anti-social behaviour in the area.

You said, we did

We have set out in the tables below how we have sought to address your feedback and how it has been incorporated it into the final designs submitted to the local planning authority.

We asked	You said	We did
Do you support the principle of redeveloping this site for affordable council housing?	Some supported the principle of development but were concerned about affordable housing provision Concerns were raised about potential increase of anti-social behaviour	The proposal is to be 100% affordable housing to meet local housing demand. A range of affordable housing tenures, such as Social Rent and Affordable Home Ownership, are being considered. The existing site is underused and attracts anti-social behaviour. The proposed new homes will overlook the street and green space. Combined with good lighting and more active use of the site, the scheme is designed to reduce instances of anti-social behaviour.
Do you support the proposed layout for the site?	Some people were concerned they would no longer be able to access the site or have access to their properties	All existing property access currently in place will be retained once the development is complete. Safe access to all dwellings will also be maintained throughout the construction process. Engagement with neighbouring residents will continue throughout the design and construction process.
Do you support the proposal for public green space?	Some respondents were supportive of the proposals. Others felt a loss of green space for the community was a concern for residents’ wellbeing.	The proposal reduces the amount of hardstanding surfaces on the site and improves available public space by adding to the green character of the site. The majority of mature trees will be retained, and 21 new trees will be planted on the site. Any trees removed will be replaced in line with the council’s tree replacement policy.

In the table below we show the topics we asked for comments on, and have provided the feedback we received, and our response to the feedback.

We asked	You said	We did
Proposed homes	Some expressed concern that their properties would be overlooked or overshadowed by the development Concerns were raised about the impact of construction noise and vibration on residents' wellbeing.	No properties will be overshadowed by the development. The proposals do not include any windows that directly overlook neighbouring buildings or gardens. The elevation designs incorporate wildlife features such as bat and bird boxes to support wildlife and different brick details to create visual interest. When appointed, the contractor is required to complete a Construction Management Plan which details the measures they will take to reduce the impact of construction on surrounding residents including deliveries, noise, vibration and dust.
Nature and ecology	Some people were concerned about the impact on wildlife and nature	Ecological studies have been completed, and no significant habitats have been found on site. Ecological recommendations have been incorporated into the designs and the scheme will actively provide new habitats for bats, birds and insects.
Public space	There were concerns there will be a loss of play space for children	The current site is not safe for children to play on and there is no dedicated play space. A new play area for children is proposed as part of the scheme. This includes natural play features such as balance logs and stepping stones.
Site access and parking	Some respondents were concerned new housing could impact the existing demand for parking	The site is in close proximity to public transport and local amenities. The current on street parking is to be retained whilst the transport statement submitted with the planning application details the variety of transport methods available from the site. These include the number 5 bus route, e-bike and scooter parking, improved pedestrian routes and new secure cycle storage to encourage the use of sustainable transport which supports the on-street parking provision on this site.

Final Design

Design elements:

New homes – Seven new affordable homes are proposed as one 2-bedroom bungalow, one 2-bedroom flat, three 2-bedroom flats and two 3-bedroom flats.
Affordable housing – This is a 100% affordable housing scheme with a range of tenures being considered to help meet the demand for affordable housing in the local area.
Accessible homes – New homes are designed to be accessible and adaptable for residents with differing needs.
An improved public green – An area of shared green space is proposed to be retained and enhanced with improved landscaping for new and existing residents. A formal footpath will be laid and new trees and biodiverse plants planted both on the site and in the adjacent woodland.
Supporting nature – Ecology studies have been carried out and no habitats of significant ecological value have been found. The landscape proposals have been designed to support wildlife and ecology on site and to protect the adjacent woodland which provides opportunities for wildlife. The site itself will be enhanced for wildlife through the inclusion of biodiverse planting, bird and bat boxes, hedgehog corridors and invertebrate boxes.
Trees and green space - New homes are proposed to be mainly built on existing hardstanding resulting in an overall increase of green space because tarmacked land is returned to green space. Tree management advice was taken early, and the majority of trees will be retained apart from two Category C trees. In total, 21 trees will be planted on the site and in the adjacent woodland.
New play space – A small area of naturalised play is proposed to provide young children with a nicer and safer play space that is visible from the street.
Parking – Some on-street parking is proposed to be retained. Secure cycle storage is proposed for use by new residents and the electric scooter docking station will be retained to encourage the use of sustainable transport.
Crime and anti-social behaviour –Opportunities for crime and anti-social behaviour will be reduced through design and more active and shared use of the site. For example, some living spaces will overlook the parking and the central green space, and lighting proposals are being developed to ensure public spaces are well lit. Avon and Somerset Police are also a statutory consultee and will be consulted on the planning proposals.
Access to neighbouring properties – Existing access to neighbouring properties is proposed to be retained. A Construction Management Plan will detail plans for site access during construction work to ensure safe and continued access is provided to neighbouring properties.
Impact on neighbouring properties – The overlooking of neighbouring properties will be avoided as the living spaces of the proposed new homes will be at the back of the new properties. Gable-end roofs and ecological features such as bird boxes are proposed on the side of the new homes, providing visual interest for neighbouring properties. The location of proposed buildings ensures there will be no overshadowing onto existing buildings.

Materials

Images of the materials that are listed below.

Glazed tiles to porches
Coloured polyester powder coating to windows and doors
Galvanised steel finish to rainwater goods
Fibre cement tiles to roof
Red bricks to external walls
New Kingsland scheme in Bristol, designed by Emmett Russell architects
Suffolk Close scheme in Bristol designed by Emmett Russell architects.

The images below show examples of other housing schemes designed by Emmett Russell architects that use these materials.

Planning application

A planning application has now been submitted and full details can be viewed online via Bristol Council’s Planning Online website by searching for the application number 25/12147/FB.

How to comment on the planning application

The Housing Delivery Team can no longer accept feedback.

If you wish to comment on the planning application, you must do so by contacting the Local Planning Authority.

However you are welcome to contact the Housing Delivery Team with general queries about the proposals, the planning process, or to request information in alternative formats.

You can contact the Housing Delivery Teams on the details below:

Email address:housing.development.hra@bristol.gov.uk
Postal address: C/o Housing Development Team, Housing Delivery Service, 100 Temple Street, PO Box 3399, Bristol, BS1 9NE.

Page last updated: 28 May 2025, 12:04 PM

Wootton Road housing development - Planning update

Who are we?

What are we looking to do?

Existing site

Your feedback

You said, we did

Final Design

Materials

Planning application

How to comment on the planning application

Who are we?

What are we looking to do?

Existing site

Your feedback

You said, we did

Final Design

Materials

Planning application

How to comment on the planning application

Lifecycle

Initial scoping - April 2024

First public engagement - August 2024

Second public engagement - January to February 2025

Final design update and planning application - May 2025

Planning application - Late May 2025