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£30,000,000 offers invited

Residential development for sale

Morton Way, Thornbury, Bristol BS35

New build

£30,000,000 offers invited

Residential development for sale

Morton Way, Thornbury, Bristol BS35

New build



Property features

  • A 350 dwelling residential development site with outline planning permission for 350 dwellings, a 75 bedroom care home, retail units and community buildingss
  • 77.06 gross acres
  • 12.50 net developable acres
  • 23.37 acres of POS, SUDS, sports fields and playty areass
  • 10.76 acres of other land
  • 14 self build units
  • 12.03 acres of ancient woodland
  • £1,058,348.50 Section 106 contributions at £4,309.677 per dwellingg
  • 35% affordable dwellings being 125 unitss
  • Thornbury, Bristol

Property description


at Cleve Park, Morton Way, Thornbury, Bristol, South Gloucestershire, BS35 3TS

with outline planning permission

Planning Permission number PT16/3565/O for:

·      350 dwellings, including 14 self-build dwellings (all Use Class C3) and 125 (35%) affordable dwellings.

·      70 unit elderly care facility (flexible Use Class C2 and/or C3).

·      up to 1,150 sq. m  floorspace flexible community and / or commercial facilities (Use Classes A1, D1 and/or D2).

·      31.184 gross hectares (77.06 gross acres).

·      12.50 net developable hectares (30.8875 net developable acres).

·      9.46 hectares (23.37 acres) of POS, SUDS, sports, play areas.

·      4.354 hectares (10.76 acres) of other land around the wood for tree planting.

·      4.87 hectares (12.03 acres) of ancient woodland.

·      Section 106 contributions of £1,508,348.50 amounting to £4,309.67 per dwelling.

·      14 self-build dwellings.

Bids to be submitted by 12:00 noon on Thursday 23rd May 2019


WebbPaton and DJ&P Newland Rennie are jointly instructed by the Landowners / Promoter to offer for sale a site with outline planning permissions for 350 dwellings at Cleve Park, Thornbury, Bristol.   This site has been successfully promoted through the planning process by Welbeck Land. This is a unique opportunity to acquire a site where outline planning permission has been granted to form a mixed use town expansion close to Bristol. The property being sold amounts to 31.184 gross hectares (77.06 gross acres) with a net developable area of 12.50 net hectares (30.8875 net acres).  


Cleve Park Thornbury - a 350 dwelling site with Outline Planning Permission number PT16/3565/O was granted at Appeal by the Planning Inspectorate on 3rd May 2018 for:

·     a residential development of 350 dwellings.

·     227 open market houses with a proposed mix of 1, 2, 3, 4 and 5 bedroomed dwellings including bungalows.

·     14 self-build dwellings (all Use Class C3).

·     123 affordable dwellings (35%) split 73% Social Rented (90 dwellings), 5% Affordable Rent (6 dwellings) and 22% Intermediate Housing (27 dwellings).

·     a 70 unit Elderly Care facility (flexible Use Class C2 and / or C3).

·     up to 1,150 sq.m floorspace flexible community and / or commercial facilities (Use Classes A1, D1 and/or D2).

·     an area of no more than 690 sq.m gross external floor area shall be constructed and occupied for Retail (Use Class A1), of which no single retail unit shall exceed 400 sq.m.

·     9.46 hectares (23.37 acres) of POS, SUDS, sports, play areas.

·     4.354 hectares (10.76 acres) of other land around the wood for tree planting

·     4.87 hectares (12.03 acres) of ancient woodland.

·     280 sq.m of outdoor sports facilities.

·     2300 sq.m of allotments.

·     offsite highways to include traffic calming on Morton Way and the provision of bus shelters.

·     Section 106 contributions of £1,508,348.50 amounting to £4309.67 per dwelling.

·     detailed consent for the access from the highway.

NOTE - see full details of the Section 106 overleaf.


The site is located to the east of Thornbury, being approximately 10 miles from Bristol City Centre. The site is equidistant between junctions 14 and 16 of the M5, both approximately 6 miles, with the M4/M5 interchange approximately 7 miles.  Bristol Parkway is 9 miles away with Temple Meads Railway Station 15 miles away.  The Severn Bridge is 7 miles away. Thornbury is a popular market town with a high street, a shopping centre (St Mary’s Centre), two supermarkets, a leisure centre and a doctor’s surgery. Secondary education is provided within walking distance at Castle School and Primary education is well catered for by Gillingstool Primary School, St Mary’s Church of England Primary, Crossways Infant and Junior schools, Christ the King Roman Catholic Primary School, Manorbrook Primary School, New Siblands Special School and the Sheiling School (an independent special school). The site is convenient for private education opportunities within Bristol, Stroud and Gloucester.

Recreationally, Thornbury Cricket Club is famed for being the first team WG Grace played for before moving to the neighbouring village of Alveston. The area is popular for equestrian pursuits being close to Badminton, Chepstow and Cheltenham. The area is also popular for rugby with Thornbury RFC (South West 1) within 5 minutes and Premiership, Gloucester, Bath and Bristol all within 45 minutes. There is golf at Thornbury, Kendleshire and the Cotswold Edge and sailing opportunities on the River Severn and Wye valley.


Postcode: BS35 3TS

From Junction 14 (Falfield) of the M5, take the B4509 towards Falfield and Thornbury. Proceed until the T Junction and turn left onto the A38. Continue through the villages of Whitfield and Buckover until the traffic lights and turn right into Grovesend Road on your right.  Proceed to the roundabout and take the 3rd turning into Morton Way. The land for sale is on the right hand side.

From Junction 16 (Almondsbury) of the M5, take the A38 Gloucester Road north towards Alveston and Thornbury.  Proceed along the A38 until the traffic lights and turn left into Grovesend Road. Turn into Grovesend Road. Proceed to the roundabout and take the 3rd turning into Morton Way. The land for sale is on your right hand side.


Cleve Park has been promoted through planning by Welbeck Strategic Land LLP using the planning consultant Dominic Lawson of DLBP telephone:[use Contact Agent Button] or email: who have secured an outline planning consent. The Planning Appeal reference is APP/P0119/W/17/3182296. The site is currently agricultural fields and woodland.

Applications for the approval of the reserved matters shall be in accordance with the following plans:

·      Parameter plan - building heights, 01123 PP_02 P4

·      Parameter plan - land uses and access, 01123 PP_01 P3

·      Parameter plan - open space, 01123_PP_03 P3

·      Parameter plan - residential density, 01123_PP_04 P1

·      Parameter plan - urban design principles, 01123_PP_05 P2

·      Landscape parameters plan, 04677.00011.29.011.05 Rev 05

·      The design principles described in the Design and Access Statement (November 2016) and the Design and Access Statement Addendum (February 2017).

Full details of the planning conditions and section 106 can be found in the site specific dataroom at:

or on South Gloucestershire District Council’s website:


A Section 106 was entered into on 3rd May 2018. The total Section 106 contributions are £1,508,384.50 amounting to £4,309.67 per dwelling.  The breakdown and phasing of the payments are (NB before indexation):


Highways Works Contribution £489,200.00

Residential Travel Plan £131,250.00

Off Site Open Spaces Contribution £842,092.61

Open Space Inspection £45,844.00

TOTAL SECTION 106      £1,508,384.50


The Affordable Housing provision is a maximum of 123 dwellings being 35% of the dwellings. The Affordable Housing mix is as follows:

·     73% Social Rented Units (90 dwelling with 8% as Wheelchair Units).

·     5% Affordable Rented Units (6 dwellings).

·     22% Intermediate Housing (27 dwellings).


Currently the CIL payment rate within this area of South Gloucestershire District Council is £80 per m².


Local land sales evidence shows open market sale values between £325 to £350 per square foot for new build dwellings.


The planning permission includes a 70 unit Elderly Care Facility (flexible Use Class C2 and / or C3).  The Selling Agents are aware of a number of Care Home providers who are interested in purchasing this element of the site only. If the bidding parties on the whole site want further details please contact the Selling Agents.


The planning permission includes Retail units (Use Class A1), of no more than 690 sq.m gross external floor area, of which no single retail unit shall exceed 400 m². The Selling Agents know of a number of convenience store operators who are interested in purchasing the Retail units. If the bidding parties on the whole site want further details please contact the Selling Agents.


The planning permission includes up to 1,150 sq.m floorspace flexible community and / or commercial facilities (Use Classes A1, D1 and/or D2).  The Selling Agents know of a number of parties who are interested in purchasing the commercial floorspace. The Developer is to pay the sum of £100,000 towards the provision of the community facilities. If the bidding parties on the whole site want further details please contact the Selling Agents.


14 dwellings are to self-build units.


The Highway Works contribution is to go towards providing a traffic calming and central island crossing at Morton Way as shown on Drawing H801/206 Rev A, three new bus shelters and real time information in one bus shelter. The Highways Works contribution also goes towards signalling and capacity improvements on the Grovesend Road / A38 junction capacity improvements on the B4061 and Church Road junctions with the A38, plus cyclepath improvements between the site and Crossway School, cycle stands in Thornbury town centre and towards a Residential Travel Plan. The developer is to enter into a Section 278 Agreement with South Gloucestershire Council to carry out the necessary Highways Works.


The Development is to include at least 2,400 sq.m of allotments including car parking, water supply and secure storage.


The Development includes 9.46 hectares (23.37 acres) of Informal Recreation Open Space and Informal / Natural Open Space comprising of parks, public gardens, new attenuation ponds, amenity green space and green wildlife corridors as per Core Strategy CS24.  280 sq.m of Outdoor Sports Facilities as defined in Core Strategy SC24. An area of 2,300 sq.m shall be equipped with play space for Children and Young People.  Such equipment is to comply with EN1176 and EN1177 and to be completed to RoSPA and Fields in Trust guidelines, to include seating, bins and play area signage.

The Surface Water Infrastructure as referred to in paragraph 2.3 of Part 2 of the Section 106 is within the Open Space.

The Open Space is to be managed by a Residents Management Company who will safeguard the Community Facilities Land for a period of 10 years from the date of the grant of planning permission.   


Cleve Wood and Crossway Wood 4.87 hectares (12.03 acres) plus 4.354 hectares (10.76 acres) of other land for new tree planting are to be transferred to a Woodlands Management Entity.


The site has a number of public footpaths, which will be retained, two of which enter from Morton Way and another which runs north / south from Hacket Lane to Grovesend Road.   A pedestrian link needs to be provided to St Paul’s Church which adjoins the site.


A water pipe which supplies water to the Landowners’ farm buildings and house goes through the land being sold. The Purchaser is to supply at its own cost a separate metered water supply to the Retained Land for the benefit of the Landowners prior to severing the water pipe.


·      The Landowners retain ownership of the land edged in yellow on the plan marked 'Landowners’ Retained Land'.

·      The Landowners need to preserve the development potential of the Landowners’ Retained Land.

·      The Landowners and the Purchaser will agree a specification (acting reasonably) for the delivery of an access road and servicing for the Landowners’ Retained Land. The Access Road will, as a minimum, be built to adoptable standards and be of no less than 11m in width. The agreed specification will be appended to the contract.

·      The Landowners and the Purchaser will agree (acting reasonably) the indicative route of the Access Road as part of the Specification. The final route of the Access Road will be agreed at the point of submission of the Purchaser's reserved matters consent application.

·      The Purchaser will agree to commence works for the delivery of the Access Road and associated servicing within 3 months of the date of the reserved matters consent and will use all reasonable endeavours to complete the same by [target date to be agreed] subject to extension for normal force majeure events with an absolute drop dead date for delivery of [date to be inserted].

·      The Purchaser will fully indemnify the Landowners for all costs and liabilities associated with breach of the above mentioned works obligations and the Landowners and their contractors and appointed agents will be granted step in rights in the event that the Purchaser defaults in its obligation to deliver the same.

·      The Landowners will also be granted a default call option over the land subject to delivery of the Access Road and associated servicing such that in the event of the Purchaser going insolvent or defaulting in its obligations to deliver such works the option can be exercised by the Landowners for payment of £1.00.

·      The Purchaser will be under a reasonable endeavours obligation to procure the adoption of the Access Road and all associated services.

·      Pending adoption of the same and at nil cost to the Landowners, the Landowners will be granted full and free rights of access and servicing over the land subject to the access road.

·      The Purchaser will not need to over service the Landowners’ Retained Land but the Landowners will be granted such rights as are necessary to upgrade the roads and services serving the Landowners’ Retained Land.

·      The Purchaser is to install two x 4.5 metre wide field gates on the boundary of the Landowners’ Retained Land to enable uninterrupted access.

·      There is also to be the ability to connect to all services and drains (capacity not guaranteed) within the land being sold to the Retained Land without ransom for all purposes plus the ability to construct, upgrade, drain, connect and use any roads, service utilities, surface water drains, cycle paths, and footpaths within the Retained Land Access Corridor or the Non Developable Area to any of the Retained Land. 

All roads / services built by the Purchaser are to be to adoptable standards and the Purchaser will be obligated to co-operate with the Landowners as required to sign Section 106 /278 Agreements as directed.

UTILITIES (Further details can be found in the Utilities section of the dataroom)


A high voltage power line goes through the the site. There is an annual wayleave payment paid to the Landowners. A Notice to Terminate this wayleave will be served on Western Power Distribution (WPD) with a view of assisting negotiations on the cost of the site’s connection to the electricity grid. National Power has an electric line through the Property. The development proposals are outside of the recommended safety clearances from the overhead lines. The GTC quote is based on a point of connection within the site.

2.   GAS

Wales and West Utilities have confirmed a connection can be made to the existing low pressure gas main within Morton Way. There will be no need for an on-site gas governor. 


Surface Water drainage will be based on the Surface Water Management Strategy. Wessex Water has confirmed there are a number of public foul sewers adjacent to the site. The proposed development falls within the Thornbury Sewerage Treatment Works. They have an obligation to accept foul flows and will ensure sufficient treatment capacity. Bristol Water has confirmed that there is sufficient potable water within the 6” main located within Grovesend Road to the south of the site for up to 500 dwellings.  


British Telecom has confirmed they have existing over and underground cables within the adjacent road networks.

Virgin Media has confirmed they have existing over and underground cables within the adjacent road networks.


Freehold with vacant possession on completion.


The Property is sold subject to an overage deed which will be in place for 30 years and may be triggered multiple times. The overage will capture the following for the benefit of the Landowners: 

1)     Any money refunded from unspent Section 106 monies will be split 50% to the Purchaser and 50% to the Landowners.

2)     Net Internal Area Overage (NIA)

·      The Landowners and the Purchaser will agree a threshold NIA for the entirety of the Property (the "Threshold NIA").

·      On each and every occasion during the Overage Period that a planning permission (meaning outline and reserved matters and detailed) is granted which causes the Threshold NIA to be exceeded the Purchaser will pay NIA Overage to the Landowners.

·      The Overage Period is 30 years.

·      The NIA Overage will be £[ ] per NIA sq ft over and above the Threshold NIA. This figure will be subject to indexation.

·      The Threshold NIA will be rebased on each planning permission pursuant to which NIA Overage is paid.

·      The Trigger Date for NIA Overage will be the date on which planning permission is granted under which the additional NIA can be delivered.

·      The Payment Date for NIA Overage will be the earlier of (a) the date on which the Property (or relevant part thereof) is sold with the benefit of the relevant planning permission or, if later, (b) the date on which the relevant planning permission is implemented.

·      In the event that the relevant planning permission does not specify the NIA then the Purchaser and the Landowners will agree (as soon as is reasonably practicable following the date of grant of the relevant planning permission but no longer than 2 months) a fair and reasonable estimate of the NIA which can be delivered pursuant to the relevant planning permission and the NIA Overage will be calculated and paid accordingly. In the event of dispute the matter will be referred to an expert for determination.

·      The overage deed will be protected by way of restriction on title allowing for standard excluded dispositions.



The Landowners have opted the land for VAT. The Buyer will be expected to pay VAT at the appropriate rate in addition to the purchase price.


The Land may be viewed at any time in daylight hours with a copy of these particulars in hand.


The successful Purchaser’s Solicitor is to provide a legal undertaking of £30,000 plus VAT to the Landowners’ Solicitors in respect of abortive legal fees if the Purchaser pulls out or alters the agreed Heads of Terms. All other legal costs will be the responsibility of each party.


The Land edged in red on the sale plan in the online dataroom is offered for sale by Informal Tender. Bidders should note that the Vendors are offering this land for freehold sale subject to an overage. For further details please see the Overage clause of these particulars. Bids can either be offered with payment in full on completion or phased over two payments, the second payment being within 12 months of the first, and with the Vendor protected by a Mortgage.  Written or email Tenders are to be sent to either WebbPaton’s or DJ&P Newland Rennie’s office address as below.  Bids to be submitted by 12:00 noon on Thursday 23rd May 2019. Offers should be submitted by email or in a sealed envelope marked “For the attention of George Paton and Matthew Blaken– Thornbury Informal Tender”.


Further details can be found in the site specific dataroom at

The above is all written on a Subject to Contract basis.

Notice: These particulars and the web based Information Pack are intended as a general guide only and do not constitute any part of an offer or contract. All descriptions, dimensions, reference to conditions and necessary permissions for use and occupation, and other details are given without responsibility. Intending purchasers or tenants should satisfy themselves as to the accuracy of all statements and representations before entering into any agreement. No employee or Partner or Director of WebbPaton or Welbeck Strategic Land LLP or DJ&P Newland Rennie has authority to make or give any representations or warranty in relation to the property.    

Particulars produced 2nd April 2019.

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Property reference Thornbury375. The information displayed about this property comprises a property advertisement. makes no warranty as to the accuracy or completeness of the advertisement or any linked or associated information, and has no control over the content. This property advertisement does not constitute property particulars. The information is provided and maintained by WebbPaton - Hook. Please contact the selling agent directly to obtain any information which may be available under the terms of The Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or the Home Report if in relation to a residential property in Scotland.

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