Our Plans

The East of Harry Stoke New Neighbourhood site was allocated in the South Gloucestershire Council Local Plan Core Strategy in 2013, and our Development Framework Supplementary Planning Document was adopted in January 2016.

The new neighbourhood will span two parcels of land, one north of the railway and one to the south.

East of Harry Stoke - North

East of Harry Stoke - South

Life at East of Harry Stoke New Neighbourhood

A community connected by walking and cycle routes throughout, East of Harry Stoke will feel like a natural extension of North East Bristol, while also having a character and sense of community of its own.

The creation of a local centre including shops, community buildings and green space will offer a natural focal point, and the inclusion of a primary school, care home and employment space will meet local needs within the neighbourhood.

A multi-use games area, play areas and extensive public open spaces will provide outdoor recreation space for all ages.

Homes and affordable housing

East of Harry Stoke a will provide an array of property styles and sizes, terraced, semi- detached and detached, to meet current and future need for housing in North East Bristol and the wider area.

Carefully planned by award-winning housebuilders with a long history of successful developments, there will be the right mix of homes and styles to create a vibrant and successful place.

Approximately 28% of the dwellings of the dwellings created across East of Harry Stoke will be affordable housing. This will include both rented accommodation and shared ownership, as well as accessible and adaptable homes.

S.106 commitments – investing in North Bristol

A Section 106 (S.106) Agreement is a legal commitment made between property developers and the local planning authority as part of the planning permission process for new housing developments. These agreements ensure that the development contributes positively to the local community by providing necessary infrastructure, services, and facilities.

At East of Harry Stoke, we have made millions of pounds’ worth of S.106 commitments to help mitigate the impact of the development and ensure it meets the needs of both new and existing residents.

S.106 commitments for the north site:

Circa £4 million of S.106 contributions, including contributions for primary education, outdoor sports pitches, health, gypsy and traveller, Police Community Support Officer, Stoke Gifford Transport Link delivery and Beacon Lane cycleway
Public art commission
Provision of shared footway/cycleway at the junction of Winterbourne Lane
Provision of shared footway/cycleway along Stoke Gifford Bypass between Parkway Roundabout and Railway Bridge
Provision of toucan crossing south of Parkway Roundabout

S.106 commitments for the south site:

Public Open Space

We’ve committed to providing over 150,000 square metres of public open space across the development. This includes:

Informal recreational open space – 37,182 square metres on site (with private maintenance)
Natural and semi natural open space – 62,817 square metres on site (with private maintenance)
Outdoor sports area – 50,354 square metres on site
Allotments – 8,506 square metres on site provision (with private maintenance)
Open Space provision for Children and Young People: 7,740 square metres of equipped on site provision (with private maintenance)
Provision of a minimum of 235 square metres changing facility related to the outdoor sports provision and ancillary parking requirement (with suitable maintenance arrangements to be agreed as part of s106 which ensure community hub and sports pitch/court are appropriately managed)

Infrastructure delivery

A sum of £16,604,008 go towards infrastructure delivery for the wider East of Harry Stoke New Neighbourhood. This equates to £12,871 per dwelling (rounded to the nearest whole pound) for a total of 1290 dwellings. This contribution will be directed to provision of the following infrastructure items in full or in part.

Sustainability

Low-carbon living

A variety of low carbon measures are being installed across the site, including solar PV panels, heat pumps and improvements to home efficiency through the materials we use.

Green space

The layout of the development at East of Harry Stoke will have green space at its core, as well as making provision for substantial public open space along the north eastern and south eastern borders of the development – see our S.106 Public Open Space commitments above for more information.

Transport and movement

A network of safe walking and cycle routes, as well as public transport, will connect the community with its surrounding areas. A traffic management plan and innovative road design will maintain safe vehicular access as well as enhancing space for residents’ enjoyment.

We’re working with travel plan coordinators across both sites to ensure new residents of East of Harry Stoke can access information about public transport and low-carbon travel options.

Find out more about travel plans for East of Harry Stoke here

Water and drainage

Using permeable hard surfaces and attenuation basins, the site-wide water and drainage management plan will avoid any increase to surface water run-off to the natural water courses.

The use of nature-led Sustainable Drainage Systems (SuDS) will help reduce the volume and rate of surface water run off at the site. Where it is possible to do so, storage methods such as ponds will be used, to reduce water flow, remove pollutants and restrict run off to existing water courses.

Ecological enhancement

A range of ecological enhancement measures have been incorporated into the design of East of Harry Stoke, with a focus on planting and developing diverse wildlife habitats.

In addition to bird bricks, boxes and hedgehog highways, we will incorporate features such as bat bricks, and pollinator-friendly landscaping to create even more homes for nature across the development.

Planning files

You can find out more about our plans on the South Gloucestershire Council planning portal.

East of Harry Stoke – North (PT16/4928/O)

East of Harry Stoke – South (PT16/4782/O)

Our plans