How to Comment

Application

P26/00522/O
New Woodlands Garden Community
Woodlands Golf and Country Club, Trench Lane

Deadline: 7th September 2026

Green Belt and loss of open countryside

Woodlands is currently designated as Green Belt and remains protected under the current plan. However, the new South Glos Local Plan may reclassify it as Grey Belt, which has less legal protection, to meet local government housing targets.

The application asks for approval for a major new settlement of up to 1,800 homes, extra-care apartments, a school and infrastructure, even before the new Local Plan is adopted. Some buildings could be as tall as six storeys high on the most visible part of the current golf course.

This development would reduce the area’s openness and green character, speeding up urban sprawl around Bradley Stoke and Almondsbury and the loss of rural communities.

Landscape and visual impact

The proposed development would dramatically alter the area’s rural character, replacing the mostly green, open landscape of the current golf course with dense housing, roads and infrastructure.

Buildings up to six storeys high and extensive urban features would dominate views from nearby communities and public paths, with significant negative visual impacts expected to persist for years.

Calling the site the “New Woodlands Garden Community” does not guarantee sustainability or quality. Multi-use “green” areas may not match the recreational, visual or ecological value of what will be lost, and the development scale and modern design may not fit most people’s idea of a garden.

Heritage

The area has historic rural settlements and buildings, including the Grade II* Manor House in Gaunt’s Earthcott, whose heritage value depends on their countryside setting.

Replacing open green space with a large urban development would change how these heritage sites are seen and experienced by altering their surroundings and historic identity for generations to come.

If this and other developments go ahead, the traditional separation between Hortham, Gaunt’s Earthcott and Almondsbury will be lost. Landscaping of a large-scale modern estate is unlikely to make up for the permanent change to the historic landscape and loss of rural character.

Wildlife, ecology and biodiversity

Woodlands is home to mature habitats that support many types of wildlife, including protected species like bats, badgers and great crested newts. Residents often see deer and other animals in the area.

Building and living here would break up habitats and disrupt wildlife movement, especially for animals that need dark corridors. Human activity, noise, lighting and pets could cause more harm, even if some habitat remains.

Biodiversity calculations may not fully reflect the value of this established ecosystem, especially when new “green” areas have to serve several purposes such as recreation, drainage and mitigation.

Contaminated land and historic landfill

Some parts of Woodlands have a history of landfill and possible contamination, including asbestos. Construction could disturb these hazardous materials, putting workers, residents, soil and water at risk.

It is unclear whether all risks have been fully identified or how contaminated material will be managed safely. The Council should require clear proof that the land is safe for homes, schools and community facilities before allowing development to go ahead.

Flooding, drainage and water

Some parts of the site are in flood zones and close to Hortham Brook, so flood risk is a major concern. The development would add many hard surfaces, increasing runoff and the chance of flooding.

It is still unclear if the drainage plans are strong enough, especially with extreme weather or climate change. Homes, roads, watercourses and major infrastructure like the M4, M5 and A38 could all be affected. Drainage and flood risk are not yet fully understood.

Traffic, transport and rural roads

A development for more than 4,500 people will add significant traffic to an area that already has congestion on the A38, M4, M5 and nearby roads.

Public transport plans are unclear, so many people will probably need to use cars to get to work, school, health services and shops. This could make congestion, speeding and safety risks worse on rural roads used by walkers, cyclists, horse riders and farm vehicles.

Local roads may become shortcuts, and longer queues at junctions could increase noise, air pollution and road safety problems.

Healthcare

The development would bring in more than 4,500 new residents, putting extra pressure on local healthcare, which is already stretched. Existing facilities may not be able to cope unless significant new capacity is added.

Just setting aside space for healthcare is not enough. Services must be fully funded, staffed and ready when people move in. Healthcare should keep up with population growth, not fall behind, and the extra demand will also affect dentists, pharmacies and other community services.

Schools and facilities for families

The application includes a primary school, but since the development will take many years, many homes could be occupied before the school is built.

This raises concerns about where children will go to school in the meantime, especially as schools in Bradley Stoke, Almondsbury and nearby areas are already under pressure.

If children have to travel outside the development, this could mean longer and more frequent school runs, adding to local congestion and making things harder for families.

School provision must be part of the plans, properly funded and timed to match when new residents arrive, not left as an unfunded or delayed part of the masterplan.

A whole new settlement, not just extra housing

Homes can be built quickly, but essential infrastructure like roads, schools, healthcare, drainage and community facilities often lag behind.

Infrastructure and funding commitments must be legally secured and delivered before large numbers of homes are occupied — not just promised for the future.

The Council should ensure all costs are covered and that the development does not move ahead without guaranteed support for public services, even if external funding falls short.

Construction and disruption

Construction could last 15 to 20 years, causing long-term noise, dust, traffic and disruption. Rural communities will be affected by construction vehicles, and disturbing contaminated ground adds more risk.

Ongoing work will disrupt wildlife, public paths and residents’ daily lives, making travel and enjoying the countryside harder.

Public rights of way and access to countryside

Public rights of way let people enjoy Woodlands’ open rural landscape. Even if the paths stay, their character and enjoyment will be lost if development surrounds them.

The applicant’s assessment predicts significant negative impacts for users. Walking through real countryside is not the same as walking through a housing estate. Accessible green space is important for recreation, exercise and wellbeing.

Quality of the design

Calling the site the “New Woodlands Garden Community” does not guarantee it will be sustainable. As a golf course, the area is already mostly green and open, but much of this space will be lost to housing, roads and infrastructure.

Multi-use “green” areas may not really replace the recreational, visual or ecological value of the current landscape. The planned density and building heights may not be what most people expect when they think about a garden.

Other developments and urbanisation

The impact of Woodlands should be considered alongside other major developments in North Bristol, such as those near Cribbs Causeway, Filton Airfield (Brabazon), Bradley Stoke, Almondsbury and Hortham.

All these projects put more pressure on roads, schools, healthcare and other services, and add to the loss of Green Belt and countryside. There is a real risk that separate communities will be merged into one urban area.

Decisions about Woodlands should consider the bigger picture of ongoing and planned development, not just look at this application alone.