Craydon Road housing development: planning update

Our Housing Delivery Team has submitted a planning application for a council housing-led development on a former garage site accessed from Craydon Road. We've been working with Lifschutz Davidson Sandilands Architects to develop a proposal for the site.

Following 2 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.

We want 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'll also give you details of the planning application and how you can comment on it.

Housing Delivery team

The 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 we want to do

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 landscaping.

Proposals for the site indicate space for around 6 new homes. These homes will be sustainable and low carbon.

Ecology and biodiversity have been considered as part of the planning application, with the aim to provide as much biodiversity on the site as possible. The majority of trees will be retained and new plants and trees planted.

Existing site

The existing site is a vacant former garage site surrounded by residential properties on Craydon Road, Craydon Walk and Craydon Grove.

There are a number of local amenities on Stockwood Road within walking distance of the site, and the site it also well connected by public transport.

Existing site plan

How your feedback has been used

Since August 2024, 2 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 6 new homes and landscaping that supports ecology and biodiversity. Site plans and surveys were published inviting residents to tell us what they thought about the development proposals.

A range of responses were submitted by post, online surveys and email to gather feedback from the community about a housing development on this site. Where comments could be addressed by design, the proposals were changed to address these issues and a We Asked, You Said, We Did summary is included below.

Combined summary of the responses from both consultations

• 73 properties were invited to participate in the survey
• 100 individual responses were received

The following themes were seen in the responses:

• new homes: some people supported the principle of development, some were not supportive, and some supported the development with some concerns
• overdevelopment: some people expressed concern about the amount and size of homes being proposed
• parking: people expressed concern that new housing could have an impact on the area's existing demand for parking
• impact on neighbouring properties: some people expressed concern that their property would be overlooked or overshadowed by development. People were also concerned about disruption from construction work.
• site access and road safety: some people expressed concern for the safety and feasibility of the existing site entrance
• crime and anti-social behaviour: people expressed concern about increased crime and anti-social behaviour in the area
• lack of public services: people expressed concern for increased pressure on public services and existing infrastructure
• lack of play and public space: some people requested communal or play space is provided on the site
• nature: people said they were concerned about the impact of development on wildlife and ecology

You said, we did

Do you support the principle of redeveloping this site for affordable council housing?

You said: Some people supported the principle of housing development, while others were opposed. People were concerned about the impact development could have on parking and safety of Craydon Road. Concerns were raised about potential increase of crime and anti-social behaviour in the area.

We did: A range of affordable housing tenures, such as Social Rent and Affordable Home Ownership, are being considered.

Design and active use of the site will reduce opportunities for crime and anti-social behaviour. For example, living spaces overlook the access road and the end-of-terrace house will have side windows that overlook the parking area.

Gardens are back-to-back with lockable gates.

Tracking studies and the Transport Statement submitted as part of this application, show that the site can be safely accessed by all types of vehicles. Design recommendations have also been made to ensure the current public highway is safe for pedestrians crossing the access road.

Avon and Somerset Police are a statutory consultee and will be consulted on the planning application.

Further design measures have been made to mitigate and reduce the visual impact of the new housing relative to existing neighbouring properties.

Do you support the proposed layout for the site?

You said: Requests were made for the site to be used as allotments or children’s play space instead.

We did: The site is being considered for residential accommodation to help address the great need for quality affordable housing in the area.

The existing native scrub on the site will be retained as much as possible, with new plants and trees planted to provide habitats on site.

The design of the front gardens have been purposefully designed by a landscape architect to create a cohesive community feel for the site.

The external landscaped areas can be used by children to play on although no fixed equipment is proposed. This nature-led approach can be more beneficial than installing fixed play equipment which can be limited in use, age-specific and therefore inflexible to the changing needs of residents.

Proposed homes

You said: Some people wanted fewer homes built. Some expressed concern that their properties would be overlooked or overshadowed.

We did: Six homes are proposed on this site which is less than the local recommendation of ten homes on a site of this size.

The scheme has been designed to limit the impact on neighbouring properties. For example, low-pitched roofs will reduce the height of proposed buildings and parking is provided to reduce the impact on neighbouring roads. Ground floor living spaces and generous distances between new and existing buildings will ensure no overlooking onto neighbouring properties.

No homes will be overshadowed by the development and the impact to some gardens is minor. Sun path studies are included in the Design and Access Statement which has been submitted as part of the planning application.

Nature and ecology

You said: Some people were concerned about the impact on wildlife and nature.

We did: The majority of existing trees are proposed to be retained, and new trees and biodiverse plants will be planted.

Ecological studies were conducted, and their recommendations have been incorporated into the design.

The scheme will provide habitats for bats, birds and insects through the inclusion of biodiverse planting, integrated bird and bat boxes, and hedgehog corridors.

Further information is required to be submitted to the Local Planning Authority for approval before any construction work can take place.

Site access and parking

You said: Some people questioned the feasibility and safety of vehicles using the existing site access. Some respondents were concerned about the amount of parking being proposed.

We did: A Design and Access Statement, submitted as part of the planning application, includes proposals for site access improvements to ensure a safe access can be provided.

The existing site access has been assessed against relevant guidance e.g. National Planning Policy Framework (NPPF) and Manual for Streets, to ensure it can safely support emergency and refuse vehicles entering/exiting the site.

Improvements are proposed to the existing site access and adjoining road to ensure safe pedestrian and vehicle access can be provided.

One parking space for each house is proposed in line with local guidance.

The site is in close proximity to public transport and local amenities, with electrical vehicle car charging and secure cycle storage provided to encourage sustainable transport.

Impact of construction

You said: People were concerned about the impact future construction work could have, such as noise and dust.

We did: A Construction Management Plan is required to be submitted to the Local Planning Authority that outlines plans for site work and access before any construction work can start. This plan is required to ensure the impact of development on neighbouring properties is minimised and that the health and safety of residents is ensured.

Residents will be informed once a construction start date is confirmed.

Boundary walls and fences

You said: Some people asked how boundary walls and fences would be treated and maintained.

We did: Some replacement walls and fences will be needed to ensure the site and neighbouring properties are secure. This will be assessed at the next stage and neighbouring properties will be consulted throughout the process.

Site maintenance

You said: Some people asked how public landscape such as new trees and plants would be looked after.

We did: A management plan will be produced as part of the planning process to agree future maintenance arrangements.

Final design

Proposed site plan

The site plan shows the key design elements:

1. New homes: six new affordable homes are proposed as two 3-bedroom and four 2-bedroom houses. The ambition is for a 100% affordable housing scheme and a range of tenures is being considered to help meet the demand for affordable housing in the local area.
2. Private outdoor space: the houses are proposed to have dedicated private outdoor space in the form of back gardens.
3. Proposed development - the scheme has been designed to limit the impact on neighbouring properties. For example; low-pitched roofs are being proposed to reduce the height of buildings and self-contained parking is proposed to reduce the impact on neighbouring roads. Overlooking onto neighbouring properties will be avoided by having the living spaces at the back of new properties and generous distances will be maintained between new and existing buildings, ensuring existing buildings are not overshadowed.
4. Tree planting and improved landscaping: over half of the existing site is tarmacked land and the development seeks to make better use of this through the addition of improved landscaping and much-needed housing. Tree management and ecological advice was taken early in the design process. New homes are proposed to be mainly built on existing hardstanding and existing trees will be retained. New trees will be also planted alongside biodiverse plants to support wildlife and ecology on site.
5. Supporting nature: ecology studies have been carried out and no habitats of significant ecological value have been found. The landscape proposals are being designed to support wildlife and biodiversity on site through the inclusion of biodiverse planting, integrated bird and bat boxes, hedgehog corridors and invertebrate boxes.
6. Parking: 6 parking spaces including electrical car charging are proposed for use by new residents, along with secure cycle storage to encourage the use of sustainable transport. The site is also in close proximity to public transport and local amenities.
7. Security: opportunities for crime and anti-social behaviour will be reduced through design and active use of the site. For example, living spaces will overlook the footpath and the parking area will be overlooked by windows on the end of buildings. Properties are proposed to be back-to-back with lockable gates and plans are being progressed for the type and location of new lights that will be installed on the site. Avon and Somerset Police are also a statutory consultee and will be consulted on the planning proposals.
8. Impact of construction: when appointed, a main contractor is required to produce a Construction Management Plan that will detail the measures they will take to reduce the impact of construction on surrounding residents including access, deliveries, noise and dust. This plan is required before any site work can start. It ensures the continued health and safety of residents, and that the impact of development on neighbouring properties is minimised. Residents will also be informed once a construction start date has been confirmed.
9. Site access: the existing entrance and access lane are proposed to be widened and engagement is underway with key stakeholders regarding these proposals. The access is also proposed to be re-laid with a new surface and some low-level lighting installed to safely allow pedestrians and vehicles to enter and exit the site.

Aerial view of proposal

Proposed landscape materials

Grasscrete 

Block paving

Concrete flag paving

Proposed planting

Potted planting

Courtyard garden

Shady planting

Proposed elevations

The proposed elevations have been designed to complement the existing character of the local area. Existing properties along Craydon Road and Craydon Grove are terraced or semi-detached houses faced in either render or brick. The proposed new houses have been designed as brick terraces with recessed and projecting brick detailing to break up the horizontal nature of the front and rear facades.

Front doors are proposed to be framed by precast surrounds to emphasise the main entrances. Recessed brick detailing is proposed around front doors and above front doors to further highlight the main entrances.

Low-pitched roofs will minimise the height of the proposed homes and reflect the character of neighbouring houses.

Front elevation

Front elevation of a typical 2-bedroom house

Rear elevation of a typical 2-bedroom house

Front elevation of a typical 3-bedroom house

Rear elevation of a typical 3-bedroom house

Proposed eastern and courtyard facing elevation

Elevation material key:

1. Roof tiles
2. Brick facade
3. Metal framed windows
4. Rainwater gutter
5. Pre-cast windowsill
6. Pre-cast door surround
7. Photovoltaic panels
8. Projecting brick detail
9. Recessed brick detail

Planning application

A planning application has now been submitted and full details can be viewed online via Bristol City Council’s Planning Online website by searching for the application number 25/13026/F

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.

How to comment on a planning application.

The statutory 3 week public consultation period has begun and ends Wednesday 6 August 2025.

While the official consultation period is three weeks, the Local Planning Authority may continue to accept comments until a decision is made.

Contact us

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.