Taunton Town Centre Area Action Plan October 2008 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Contents
Introduction 1 Foreword 3 2 Summary 5 Main Document 1 Introduction 10 2 Context 14 3 Vision and Objectives 28 4 Firepool 34 5 Cricket Club/Coal Orchard/Morrisons 52 6 Tangier/Tesco/Wood Street 62 7 Goodland Gardens and Castle Green 74 8 High Street and East Street 84 9 Transport and Mobility 98 10 Waterways and Flooding 112 11 Excellent Development 118 12 Training and Skills 124 13 Phasing 128 14 Implementation 130 15 Monitoring Framework 136 Appendices 1 Taunton Deane Sustainable Community Strategy - Spatial Assessment 145 2 Complementary Studies and Initiatives 150 3 Parking Standards 152 4 Housing Provision 153 5 Housing Delivery 155 6 Saved Policies 159 7 Objectives Linked to Policies 160 8 Maps 164 Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 3
Foreword 1
The Action Plan helps to deliver Project Taunton and explains the strategy for the regeneration of Taunton town centre. It provides the policy framework to guide the redevelopment of a number of important sites. These include Firepool, Cricket Club, Coal Orchard, Morrisons, Tangier, Tesco, Goodland Gardens, Castle Green, High Street and East Street.
Taunton Deane Borough Council is working closely with the Local Strategic Partnership and partners to ensure the delivery of Project Taunton. The Action Plan explains how the various proposals will be implemented, including the roles and responsibilities of partners in the public, private and voluntary sectors. The Action Plan identifies how the regeneration of the town centre can deliver important community priorities including opportunities for training and skills, better connections to the town centre from disadvantaged communities and tackling climate change.
We have received valuable input from our partners and comment from the local community that has shaped the content of the Action Plan. We now have a sound plan that can deliver the regeneration of the town centre as envisaged by Project Taunton.
October 2008
Simon Coles - TDBC Executive Member responsible for Planning & Transport
David Smith - Chair of Taunton Deane Local Strategic Partnership
John Clothier - Chair of Project Taunton 4 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 5
Summary 2
2.1 Work on the Taunton Vision (now Project Taunton) has been in progress since 2002. This has involved a close partnership between the Borough Council, Somerset County Council and the South West of England Regional Development Agency. The Environment Agency has also been a key player owing to the major influence of the River Tone on the development of Taunton, particularly on sites adjoining the river within the town centre.
2.2 The wider community has also been extensively involved in shaping the Vision. The Urban Design Framework prepared by Terence O’Rourke was exhibited at various locations in Taunton and comments invited from the public. Proposals for Taunton Town Centre have also been subject to wide consultation during the ‘Issues and Options’ stages of the LDF Core Strategy and earlier stages of this Action Plan, and as part of the production of the Taunton Deane Sustainable Community Strategy.
2.3 The Action Plan content reflects this partnership working and consultation activity. The main proposals can be summarised as follows:
Firepool
A strategic employment site providing around 60,000 square metres of new offices
8,000 square metres of retailing and leisure uses
Around 1,000 dwellings
A boulevard linking the railway station with the River Tone and the town centre
The Northern Inner Distributor Road, opening up key development sites and relieving the town centre of traffic
Two multi-storey car parks, including one for rail users
Improved interchange facilities and ‘gateway’ enhancements at the railway station
New hotel development
Refurbishment of listed buildings
Cricket Club/Coal Orchard/Morrisons
A redeveloped County Ground with facilities for international cricket
Major expansion of the specialist retail activity around St James Street
Additional large format retail space north of the river, to complement the established town centre
New housing and employment activities on upper floors
A transformed and expanded Brewhouse Theatre 6 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Summary
Riverside leisure uses, bars and restaurants
More attractive streets, squares and riverside walkways
Tangier and Tesco
Around 500 dwellings, many in attractive waterside locations
New riverside leisure and retail activities
Environmental improvements along the River Tone and Mill Stream, including improved walkways and cycle routes
Additional large format retail space
The ‘Third Way’ relief road, which will help to remove traffic from the main shopping streets
Opportunities for an expanded foodstore linked to new housing/student accommodation
Goodland Gardens and Castle Green
A major enhancement of Goodland Gardens, focused on an upgraded Somerset County Museum and new pedestrian/cycle bridges over the River Tone
Creation of a major new civic space at Castle Green, able to host public events
A redeveloped bus station offering better passenger facilities
An overall enhancement scheme for Corporation Street, giving more priority to pedestrians, buses and cyclists
High Street and East Street
Around 30,000 square metres of new retail space
Around 200 dwellings
A relocated Taunton library
A comprehensive programme of street improvements, especially to High Street, Fore Street, North Street, Hammet Street and Church Square
Enhancement of East Street to give more priority to pedestrians, cyclists and buses
Two new multi-storey car parks Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 7
Summary 2
Waterways
New developments, riverside walkways and landscaping to place the River Tone at the heart of the town centre
Off-site and on-site measures to address flooding and enable sites to be developed
Improving the river for navigation, fishing and other water-based activities
Retention and improvement of riverside wildlife habitat
Implementation
2.4 The policy framework has now been developed to an advanced stage, and delivery of the proposals will be secured by working with Project Taunton, Somerset County Council, developers and other key partners. Taunton's status as a New Growth Point provides an opportunity for faster delivery of key projects. 8 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 9
Introduction 1 10 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
1 Introduction
What is an Area Action Plan?
1.1 Area Action Plans provide the planning framework for areas where significant change is needed. Taunton town centre is such an area, and the Taunton Town Centre Area Action Plan (TCAAP) focuses on the delivery of major regeneration proposals for large parts of the town centre. The Plan:
builds on the work of the Taunton Vision and establishes how the regeneration of the town centre will be proactively delivered and co-ordinated by the public and private sectors in partnership; delivers those parts of the Sustainable Community Strategy that relate to the use of land within the town centre; and sets out the statutory policy framework against which planning applications will be assessed.
1.2 The Area Action Plan is part of the emerging Local Development Framework (LDF) for Taunton Deane, which is a suite of documents setting down the spatial planning strategy for the Borough. Together with the Regional Spatial Strategy (RSS) the LDF comprises the statutory development plan, which provides the framework for planning decisions. The LDF will gradually replace the Taunton Deane Local Plan, as its component documents are produced.
Talking Tomorrow's Taunton Deane (March 2006)
1.3 This was a major consultation exercise that was conducted with the assistance of a number of partners. The consultation actively sought the views of a wide cross section of the local community. The response can be viewed in the TCAAP Spatial Report, that has been provided as a background Document to be read in conjunction with this Action Plan. This consultation phase was the Regulation 25 (Issues and Options) stage.
Community involvement in the early stages of the Action Plan preparation Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 11
Introduction 1
TCAAP Preferred Option (October 2006)
1.4 A preferred options document was prepared having considered the response generated by the original Talking Tomorrow's Taunton Deane consultation. A statutory six-week consultation period occurred during early Autumn 2006. The public response to this has been published, and can be viewed on the Borough Council's Website and at Council offices, community offices and all libraries within Taunton Deane. Generally, the Action Plan received a good level of public support.
TCAAP Submission Consultation (October 2007)
1.5 The plan was submitted to the Secretary of State in October 2007. Following submission of the plan there was a statutory period of six weeks during which representations were invited.
The Examination (April - May 2008)
1.6 A Government appointed Inspector conducted an Examination of the submission document for its overall 'soundness' and to ensure that it satisfies the statutory requirements for its preparation.
The Inspector's Report (July 2008)
1.7 The Inspector's Report concluded that the TTCAAP is sound and made recommendations for changes to the Action Plan which are binding on the Council.
Adoption of the plan (October 2008)
1.8 The final version of the plan incorporating all the Inspector's changes has been made available for inspection in accordance with regulations and published on the website, together with the sustainability appraisal and adoption statement. The plan and adoption statement have been sent to the Secretary of State. The plan was adopted in October 2008.
Structure of the Taunton Town Centre Area Area Action Plan
1.9 This Action Plan is structured as follows:
Context, Vision and Objectives
1.10 Chapters 2 and 3 provide the following:
context to the development of this Area Action Plan issues facing the town centre the strategic fit with other strategies a Vision statement for Taunton town centre and nine strategic objectives.
Site specific proposals and policies
1.11 Chapters 4 to 8 describe the regeneration opportunities and policies for the major town centre sites. 12 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
1 Introduction
General policies
1.12 Chapters 9 to 12 contain policies for topics that apply to all the major sites.
Phasing and Delivery
1.13 Chapters 13 and 14 describe the detailed phasing and implementation arrangements.
Monitoring Framework
1.14 Chapter 15 details the indicators that will be used to assess progress against each objective and policy in the plan. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 13
Context 2 14 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Context
Taunton Town Centre
2.1 Taunton is the historic county town of Somerset. 'Town on the Tone' was founded by King 'Ine' in the 7th century and was a place of considerable importance during Saxon times. Taunton town centre contains evidence of the town's long and often turbulent history. A former bishop's hall was converted to a castle (now Taunton Castle) between 1107 and 1129. Taunton Castle was the focus of the town's determined anti-royalist stance during the Civil War (1642-1652). In addition, following the Duke of Monmouth's rebellion, the assize courts were held here, famously Judge Jeffrey's 'bloody assize' of 1685. The eighteenth century Market House at The Parade symbolises the historic dependence of the town on the local agricultural economy. Industry also flourished in the town centre, around the wharves by Tone Bridge and the tributary streams of the navigable River Tone. The town traded and manufactured wool, silk, lace and cotton. Goodland Gardens, adjoining the River Tone, was the site of the town's original fulling mill, built in 1219. The gardens are named after the Goodland family who played a major role in the water-borne coal trade locally.
Taunton Town Centre 1930's
2.2 Taunton now has a population of 63,000 (2001 Census). It is the major administrative, economic, cultural and retail centre in the county, as well as being the focus for many other services including health, education and leisure. Taunton has a wide retail catchment population of about 350,000, including much of Somerset and north and east Devon. Taunton is located at the centre of the region astride the strategic road and rail routes, and often hosts regional meetings and major events.
2.3 Taunton town centre is characterised by an extended shopping centre that stretches from the railway station to the north, High Street to the south and East Reach to the east. The centre contains a good mix of national retailers and local independent traders. There are three large supermarkets within or on the edge of the town centre. The town centre is generally very busy with low vacancy rates and good pedestrian footfall. There is a good mix of public houses and cafes and other services such as banks and building societies. However, leisure and arts facilities are limited, restricting the range of evening activity within the town centre.
2.4 Traffic in the town centre can be particularly heavy, especially during the morning and evening peak hours. This can lead to congestion and delay that also impacts on the reliability and speed of local bus services. The town is served by the national rail network, with a station located on the northern fringe of the town centre. Bus and rail services are currently not well Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 15
Context 2 connected. Apart from High Street, the town centre has yet to be pedestrianised. In part, this is due to the absence of alternative routes for through traffic. There are currently several large public car parks (shopper and commuter) within and on the edge of the town centre.
2.5 Employment opportunities within the town centre are currently dominated by the service sector (retail, finance and public sector employment). The offices of the Borough and County Councils are on the edge of the town centre. Musgrove Park Hospital and Somerset College are a ten minute walk from the town centre.
2.6 The town centre is rich in built and natural heritage. There are many historically important buildings within the town centre, as well as Conservation Areas and areas of archaeological importance. Open spaces are abundant, with several parks and open areas within or adjacent to the town centre. The River Tone and the Bridgwater and Taunton Canal are home to several nationally protected species of wildlife. Green Wedges make access to open countryside easy and convenient from the town centre, through either French Weir Park or Vivary Park. The town has an excellent record in the national and regional 'Britain in Bloom' competition.
2.7 Town centre management is strong in Taunton. The first 'town centre manager' was appointed in 1995, together with the establishment of a Town Centre Partnership consisting of representation from local businesses, retailers and service providers. From this, the Taunton Town Centre Company was established in May 2005 and recently, with the support of local traders, achieved great success in securing "Business Improvement District" status for the town centre.
Issues Facing The Town Centre
Taunton town centre faces many challenges over next 20 years. Key challenges can be summarised as follows:
To realise its economic potential and to provide for significant growth in jobs To maximise the use of previously developed land To develop its role as a major business, commercial, educational, service and cultural centre To play its part in helping to deliver enhanced levels of housing growth To tackle rising levels of traffic congestion and improve accessibility To reduce the risk of flooding and enhance the river corridor To help combat climate change through sustainable design and construction To retain its distinctive identity and enhance public realm To ensure that redevelopment is sustainable and of high quality design
Addressing these challenges will help deliver on a wide range of community priorities. These matters are considered in detail within the remainder of this Action Plan.
Policy Context
2.8 The planning policy context for the TCAAP is established by national statements of planning policy and the Regional Spatial Strategy (RSS). At present the RSS is Regional Planning Guidance 10 (2001), although replacement RSS is at an advanced stage of 16 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Context
preparation. The local community (acting through the Borough and County Councils and Project Taunton) is now working with central Government in recognition of Taunton as a New Growth Point (NGP). This will help to realize significant central funding towards the delivery of essential new infrastructure to support housing growth. NGP is not a statutory designation but is about an effective partnership between central government and local partners to deliver higher levels of growth.
RSS and NGP Documents
2.9 The Draft RSS identifies Taunton as one of 21 Strategically Significant Cities and Towns in the Region, which are to be the primary focus for development. In Taunton’s case this will involve a significant increase in its rate of growth, and an enhanced strategic function. The local community (acting through the Borough and County Councils and Project Taunton) is now working with central Government in recognition of Taunton as a New Growth Point (NGP). This will help to realize significant central funding towards the delivery of essential new infrastructure to support housing growth. NGP is not a statutory designation, but is about an effective partnership between central government and local partners to deliver higher levels of growth.
2.10 The regeneration of significant areas of the town centre proposed in this Plan, to deliver new housing, job opportunities, shops, leisure, recreational and cultural facilities is consistent with general national policy and the specific proposals of the RSS, and will make a significant contribution towards meeting future development needs in a sustainable way. It is also necessary to enable the town centre to develop its facilities and function to serve Taunton’s growth.
2.11 In view of: the amount of work already undertaken in relation to the town centre, the scale of opportunities available, the importance of regenerating and enhancing it, and the existence of the recently adopted and still relevant Taunton Deane Local Plan, this Area Action Plan is being prepared in advance of the Core Strategy. This has been agreed by GOSW. The Local Plan has been ‘saved’, and appropriate parts of it will continue to be so until replaced by Development Plan Documents such as this Plan. In the short term the Local Plan contains the central planning strategy for the LDF. Most of the sites allocated for development in this Plan were identified in the Local Plan, and the proposals here are generally a refinement and updating rather than a change of strategy. The Local Plan contains a number of policies that have been saved, and they need to be read in conjunction with those contained in this Plan. A list of Local Plan policies which have been saved is set out at Appendix 6. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 17
Context 2
Those that will be superseded by this Plan are set out in Appendix 8. For the avoidance of doubt, this Action Plan concerns itself with establishing the policy context for the regeneration of several key town centre sites and does not itself define a town centre boundary. The Local Plan contains other policies that are applicable to the town centre, including those that define the boundary of the town centre for the consideration of new major travel generating uses such as retail and leisure.
2.12 As a development plan document the TCAAP is required to be in conformity with the Core Strategy once it is produced. Although it is anticipated that the proposals of the TCAAP will be in conformity with the strategy and policies of the Core Strategy, a review of the TCAAP will be undertaken following the adoption of the Core Strategy to ensure that this is the case.
Taunton Vision
2.13 Regional Planning Guidance (2001) identified a need for Taunton to accommodate a significantly higher level of housing and employment growth. This prompted a strategic review of the future role and function of Taunton as a potential major growth centre.
2.14 A 'Taunton Vision Commission' was established to steer and co-ordinate this review. This involved a partnership comprising the Borough and County Councils, SWERDA and the Environment Agency. The resulting product, informed by extensive community consultation, was the 'Taunton Vision', published in 2002.
2.15 Since then, the Borough and County Councils, SWERDA and the Environment Agency have formed the nucleus of a strong partnership. A significant product of this partnership was the establishment and funding of 'Project Taunton', a dedicated delivery team that is now steering the majority of work associated with the Taunton Vision. This partnership has now extended to embrace a wide range of bodies and organisations, including the Taunton Deane Local Strategic Partnership (LSP), Somerset College, Local Skills Council and others.
2.16 The strength of partnership is a key factor in reducing risks associated with delivering the Taunton Vision, as is the fact that much of the identified land is within public ownership. The partnership has so far guided the following projects and achievements:
Terence O' Rourke (Planning Consultants) were commissioned to prepare an Urban Design Framework and Design Code for the Town Centre. This work was published in 2004 and has provided the basis for the development of this Action Plan. The quality of this 'masterplanning' resulted in the Taunton Vision winning the RTPI national award for 'spatial strategies' in 2005. Similarly, the Taunton Vision has celebrated success as runner-up in the 'Strategy and Masterplanning' category of the Waterways Renaissance Awards, presented by the British Urban Regeneration Association (BURA) in 2006. The waterways related elements of the Taunton Vision are now an integral part of the 'Somerset Waterlinks Project'. SWERDA funding has been secured to help support the Project Taunton delivery team and to acquire certain pieces of land necessary for the delivery of the Taunton Vision. Somerset has been awarded £4.8m from the Heritage Lottery Fund towards the cost of restoring Taunton Castle and creating a 'Museum of Somerset', an initiative that forms 18 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Context
part of the Taunton Vision. Final proposals have to be submitted to the HLF in early 2008. If approved, the funding will be released later that year. Somerset County Council has received major transport scheme funding to enable the delivery of the Inner Relief Road (Third Way) and the Northern Inner Distributor Road, both of which are key components of the Taunton Vision. Public consultation on the early development of the TCAAP, and linkages to other strategies and the Local Strategic Partnership, was embraced within a project entitled 'Talking Tomorrow’s Taunton Deane'. This project was a finalist at the RTPI national planning awards (community planning category) and won a commendation from the South West branch of the RTPI A 'Taunton Skills Academy for Construction' is to be established. This will be one of a select number of academies under the National Skills Academy for Construction (NSAfC) initiative. This will enable Taunton to become a Centre of Excellence for work-based learning, creating a new benchmark in supporting the delivery of high quality learning and development for the full range of skills engaged in construction.
Urban Design Framework and Design Code Documents 2004
2.17 The success of the Taunton Vision has resulted in the submission and approval of planning applications on a number of sites, including Somerset County Cricket Club and parts of the Tangier and Firepool allocations.
2.18 The diagram below is a simplified representation of the 'spatial strategy' that underpins the Taunton Vision (as far as it relates to Taunton Town Centre). The diagram was incorporated in to the Urban Design Framework, and illustrates that the River Tone is the central feature, connecting a variety of regeneration areas. A 'business focus' is to be centred on the Firepool area, while the area including and adjoining the Somerset County Cricket Ground will become the focus for leisure. A 'Cultural Quarter' will be developed around Taunton Castle / Goodland Gardens, while areas either side of High Street will become the focus for retail. The Tangier area provides an opportunity for a 'creative focus'. These elements are explained in greater detail in the following chapters. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 19
Context 2
Figure 2.1 The Spatial Vision for Taunton Town Centre
Taunton Deane Sustainable Community Strategy
2.19 A main objective of the planning system is to achieve the integration of the Sustainable Community Strategy and the LDF. The Sustainable Community Strategy is prepared under the guidance of the Local Strategic Partnership (LSP) that consists of representation of all the main service providers that operate locally (police, local authorities, community council, voluntary services, local skills council, health authority and others). Following public consultation, the Sustainable Community Strategy identifies local priorities on a range of themes such as housing, transport, community safety, the economy, health and the environment. A sub-group of the LSP meets regularly to discuss the integration of the LDF with the Sustainable Community Strategy and specifically, how the LDF can help deliver on local community priorities. 20 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Context
2.20 The LSP and Taunton Deane Borough Council have agreed the following vision statement that has been, and will continue to be used to guide the preparation of Taunton Deane Sustainable Community Strategy and the LDF:
A Vision for a Sustainable Taunton Deane By 2026, a regenerated Taunton will be an important sub-regional centre for employment, shopping, leisure, culture and the arts. Wellington will have enhanced its market town identity through the continued development of a thriving and innovative retail and business sector. Rural areas will be revitalised, with stronger rural centres, greater employment opportunities, and better connections to the main urban areas. Throughout the Deane, the quality of life will be improved. The natural and built environment will be enhanced and protected. The international commitment to address the impact of climate change will be fully supported through adapting to the effects and addressing its causes. The level of carbon and other harmful emissions will be greatly reduced through higher energy efficiency and the use of renewable forms of energy. There will be equality of access to employment, services and housing. There will be diversified and increased employment choices and a skilled workforce to match a range of better paid jobs. Accessibility will have improved with the availability of a range of convenient transport options. All residents will have convenient access to a range of recreation and leisure facilities. Consumption of local food produce will have risen considerably. Residents will be healthier and have access to affordable and decent housing. Residents and agencies will be playing an active role in their communities, fostering a sense of pride and respect that delivers benefits for community cohesion and community safety.
2.21 The Taunton Deane Sustainable Community Strategy is entitled 'Tomorrow's Taunton Deane' and was published in June 2007. It looks forward to the year 2017 and is supported by an 'action plan' that will be updated every three years. The table below identifies the priorities with the Taunton Deane Sustainable Community Strategy, and the link to the objectives of this Action Plan as detailed within Chapter 3.
Sustainable Community Strategy Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 21
Context 2
Table 2.1 SCS Priorities relevant to TCAAP
Taunton Deane Sustainable Community Relevant Taunton Town Centre Area Strategy - Priorities that are relevant to the Action Plan Objectives Taunton Town Centre Area Action Plan Addressing low wage levels (with a focus on 2: A strategic employment location offering the disadvantaged areas of North Taunton a wide choice of jobs and Taunton East) Addressing low skills levels (with a focus on 2: A strategic employment location offering the disadvantaged areas of North Taunton a wide choice of jobs and Taunton East) Create a shift in travel behaviour to limit the 6: A town centre that is well connected and rate of growth of congestion less congested Building confidence in safer communities 1: A regenerated town centre that attracts residents from all parts of the Borough, as well as visitors from within the South West region and beyond
7: A regional centre of excellence for sustainable design
9: A well managed town centre
A safer night-time economy 1: A regenerated town centre that attracts residents from all parts of the Borough, as well as visitors from within the South West region and beyond
4: A centre of excellence for leisure, culture and the arts
8. A town centre that is home to many more people
9: A well managed town centre
Reducing anti-social behaviour 9: A well managed town centre Promote and enable healthy lifestyles 4: A centre of excellence for leisure, culture and the arts
5: A town centre that maximises the potential of the River Tone
6: A town centre that is well connected and less congested 22 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Context
Taunton Deane Sustainable Community Relevant Taunton Town Centre Area Strategy - Priorities that are relevant to the Action Plan Objectives Taunton Town Centre Area Action Plan 7. A regional centre of excellence for sustainable design
8. A town centre that is home to many more people
Address the shortage of affordable housing 8: A town centre that is home to many more and focus on decent homes people Tackling climate change 6: A town centre that is well connected and less congested 7: A regional centre of excellence for sustainable design Provision of leisure, arts and cultural 4: A centre of excellence for leisure, culture opportunities and the arts
5: A town centre that maximises the potential of the River Tone
7: A regional centre of excellence for sustainable design
Making the most of natural assets 5: A town centre that maximises the potential of the River Tone 7: A regional centre of excellence for sustainable design North Taunton - Improving transport links and 6: A town centre that is well connected and accessibility to the town centre less congested
2.22 This Action Plan has been prepared with a full understanding of local community priorities. We are confident that the policies within this Action Plan will help deliver on local community priorities, and so strengthen the partnership between the Borough Council, the LSP and the local community. Further evidence of how we have integrated the Sustainable Community Strategy with the LDF is provided in the following:
Spatial Assessment of the Sustainable Community Strategy - refer to Appendix 1
TCAAP Spatial Report - provided as a Background Document to be read in conjunction with this Action Plan Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 23
Context 2
Local Area Agreement
2.23 The Somerset Local Area Agreement (LAA) is similar in purpose to the Taunton Deane Sustainable Community Strategy, but operating at the County level. The LAA is a three-year agreement that seeks to identify priorities for action and how these might most effectively be addressed. These priorities reflect both local and national priorities, including those emerging from local Sustainable Community Strategies and other key strategies. The local area decides how to achieve 'outcomes' (agreed actions related to priorities), for example by more flexible use of existing funding streams and making best use of available resources across partners. The Somerset LAA contains priorities (and supporting 'outcomes') that relate to Children and Young People; Healthier Communities; Older People; Economic Development and Enterprise; Safer Communities; and Stronger Communities. This Action Plan has had full regard to these priorities and supporting 'outcomes'.
Scale and Distribution of Development
Retail
2.24 There is currently an estimated 120,000 square metres (gross) retail floorspace within Taunton town centre primary and secondary retail areas.
2.25 The most recent Retail Capacity Study for the Borough Council (2005) calculates a requirement for an additional 70,000 square metres (gross) of retail space for Taunton by 2016. The requirements are largely for general comparison goods floorspace such as clothing (50,000 square metres), with around 16,000 square metres for larger format goods such as carpets and electrical items and 5,000 square metres of convenience floorspace, such as food stores.
2.26 The AAP provides the potential for over 56,000 square metres (gross) of additional retail/leisure floorspace including an estimated 32,000 square metres on High Street; 8,000 square metres at Firepool; 3,000 square metres at Tangier; 3,000 square metres at Coal Orchard; 8,000 square metres at Morrisons and 650 square metres to the rear of Debenhams. These opportunities were largely identified through the Terence O'Rourke Urban Design Framework (2004). The Tangier and Morrison sites are considered most likely to provide the best opportunities for the larger format goods retailing.
2.27 After taking into account existing commitments through planning permissions and Local Plan allocations, together with the potential for extensions at existing retail premises, it is considered that the AAP proposals would provide sufficient retail capacity until at least 2016. The Core Strategy and a future review of the Town Centre Area Action Plan will address retail requirements beyond this period.
2.28 The Council has used the term ‘large format’ retailing as a replacement to the PPS6 recognised terminology of a ‘retail warehouse’. The latter implies a traditional, single storey ‘shed’ with a large frontage parking area for car-borne customers, often designed for an out-of-centre location. The Council considers that such uses should be designed and located within town centres, using materials more appropriate to a town centre, provide upper floor uses (e.g. residential or offices) and not require a large customer parking area since in reality, 24 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
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larger furniture and electrical goods tend not to be transported home in domestic cars. Providing opportunities for these large format stores increases overall vitality, the retail offer and the linked trip economies within the town centre.
Employment
2.29 Taunton town centre is well placed both within the sub region and urban area as a focus for employment growth, particularly for the office sector. Studies supporting the Regional Spatial Strategy and the evidence base for the Town Centre Area Action Plan such as the Terence O'Rourke Urban Design Framework suggest that there will be a demand over the Plan period for around 80,000 square metres of additional office space. This is calculated to sustain an additional 4-5,000 jobs.
2.30 Firepool is identified as a strategic employment site, providing the potential for around 60,000 square metres of new office space although ongoing design work indicates that a higher figure may be accommodated. The first phase of office development is anticipated to commence in 2009.
2.31 Additional opportunities for office accommodation as part of the mixed-use proposals for Tangier and Coal Orchard are also identified within the UDF study and, as a PPS6 type activity, other opportunities, particularly on upper floors of town centre sites could also be supported.
2.32 It is considered that opportunities within the town centre will meet projected demand at least until the end of the Plan period. However, ongoing monitoring will identify whether a future Plan review needs to identify additional opportunities.
2.33 The Plan also identifies smaller scale opportunities for light industrial development within the Firepool site. Again, this proposal was informed the UDF work undertaken as background work for the AAP.
Housing
2.34 The town centre is an appropriate, sustainable, location for new housing. There is no specific quantity that the Plan is required to deliver, but it will contribute towards meeting the requirement set by RSS for Taunton as a whole. The scale of that requirement has yet to be finalised, but the Draft Revised RSS incorporating the Secretary of State's proposed changes proposes 18,000 additional dwellings 2006-26 at Taunton. So far, provision has been made for about 6,000 of these.
2.35 The capacity of the AAP’s sites is limited in relation to this scale of requirement, although as brownfield sites in a very sustainable location they are well-suited to residential development. However, sites in the town centre are a finite resource with many competing demands on them. Some other uses are a higher priority in policy terms than housing. So, the general approach has been to maximise the amount of housing after accommodating those other priorities, whilst taking account of constraints.
2.36 Assessment of the potential of each site has indicated that some 2,100 dwellings might be provided, with the major contributions expected from: Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 25
Context 2
Firepool Lock – 500 dwellings Firepool Riverside – 400 dwellings Tangier Riverside – 225 dwellings High Street – 210 dwellings Morrisons – 200 dwellings
2.37 In accordance with wider objectives for housing and planning the Council will seek to ensure that a proportion of proposed housing is affordable, through the use of S106 agreements. In doing so, however, there is a need to have regard to the viability of development proposals. Several factors affect the sites within the AAP, which have an adverse effect on viability:
significant expenditure required to overcome constraints or provide infrastructure; relatively low value uses as the primary use; expenditure required to provide high quality public realm or high standards of building design.
2.38 As a consequence the AAP seeks to secure the delivery of 25% affordable housing in accordance with the policies of the adopted local plan, which although challenging, was subjected to viability testing, rather than the 30% being suggested in the Draft RSS. This should not prejudice the Council’s ability to deliver the RSS target, as the extensive urban extensions required to meet RSS housing requirements should be able to provide more than 30% affordable.
2.39 More details of housing and affordable housing requirements, and how the Plan will deliver both, are set out in Chapter 14 and Appendices 4 and 5.
Supplementary Planning Documents (SPD)
2.40 A Taunton Town Centre Design Code SPD has been prepared to complement the policies in the Town Centre AAP. The SPD builds on previous design studies such as the Taunton Design Code (2004) to create distinct character areas whilst strengthening design linkages within the town centre as a whole. This SPD will be adopted following the adoption of the AAP.
2.41 A Planning Obligations SPD has also been prepared to complement the policies in the Town Centre Area Action Plan. It provides the framework for securing contributions from developers towards services and infrastructure, with particular reference to town centre development sites. It will be adopted following the adoption of the AAP.
Equalities
2.42 Taunton Deane Borough Council is committed to promoting equality. We have recognised the benefits of involving a wide representation of the local community in the preparation of this Action Plan. Specifically, we have undertaken the following:
A comprehensive and inclusive approach to consultation involving youth groups, disability groups, disadvantaged communities, rural communities, elderly groups and women's groups (the award winning 'Talking Tomorrow's Taunton Deane' initiative) 26 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
2 Context
Involvement of Disability Groups in preparing the Taunton Access & Mobility Audit (refer to Appendix 2) An ongoing dialogue with disadvantaged communities in North Taunton and Taunton East, working with Planning Aid South West to develop a programme of capacity building to enable effective community involvement Ensuring that the Action Plan provides the appropriate policy framework to deliver on important community issues e.g. training & skills
Sustainability Appraisal
2.43 A Sustainability Appraisal (SA) of this Action Plan has been undertaken. The SA is a parallel but integral part of the preparation of the Action Plan. The SA has considered previous options for the regeneration of the town centre, and has informed the current Vision and proposals set out in this document.
2.44 The findings of the SA indicate that overall, the Plan's proposals will have a number of positive social, economic and environmental impacts regarding sustainability. Regeneration of the key town centre sites with major mixed use developments, including a strategic employment site, housing, leisure, culture and retail development, will help to meet a number of sustainability objectives. Underused brownfield land will be positively used, with benefits to townscape. Additional jobs for local people will be generated, diversifying the local employment base. The benefits of town centre regeneration will be filtered through to deprived communities. Flooding, a key sustainability issue, will be addressed through major flood alleviation. While further development will generate more travel, rising congestion will be tackled through promotion and delivery of alternatives to the car and key relief roads.
2.45 There may be some negative impacts, such as potential impact on wildlife from development along the riverside, and impact on archaeological remains. However such impacts would be reduced by appropriate mitigation.
2.46 Much will depend on implementation. Strict attention to detail is required to ensure that potential harmful effects are prevented or minimised and positive effects enhanced.
2.47 Sustainable construction techniques and maximisation of energy efficiency, particularly through greater attention to building layout and design, should be incorporated in the new developments.
2.48 The detailed SA is documented in a separate report (the Sustainability Appraisal of the Submission Taunton Town Centre Area Action Plan) which is published for consultation alongside this Plan. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 27
Vision and Objectives 3
'Taunton - Future Perfect' - a conference pack put together by Project Tauntont 28 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
3 Vision and Objectives
The Vision for Taunton Town Centre is: By 2026 Taunton town centre will have achieved recognition as a regional centre of excellence for regeneration and design. The thriving town centre will attract investment, events, and visitors from across the region and beyond. The regeneration of the town centre will have realised positive benefits for the community as a whole. These benefits will have cascaded to neighbouring towns and villages. The River Tone will be at the heart of town centre activity, linking the new employment opportunities at Firepool and other sites north of the river, with the historic core of the town to the south, residential areas, and green space extending into the surrounding countryside. Activity on and adjoining the river will have increased dramatically and the riverside environment will be of exceptional design quality.
The provision of local employment opportunities will have been enhanced and diversified, and future economic growth will be secure. Creative and knowledge based industries will thrive within an attractive and competitive business environment focused primarily at Firepool. Local skills and wages will have improved significantly. Disadvantaged communities will have benefited from training opportunities and better access to the town centre.
Cultural and leisure facilities will have improved dramatically, with an enhanced theatre and arts centre, a modern county cricket venue, new public swimming pool, enhanced museum facilities and a new library. Public art will be seen throughout the town centre. The retail offer will have expanded significantly to include a new shopping centre and a range of outdoor markets. There will be many more people living within the town centre, taking advantage of all facilities and contributing to a safe and lively night-time environment where the range of evening activities will be diverse and cater for all ages. Existing and new public space will provide excellent opportunities for play and recreation. The town centre will be well managed.
The provision of the Third Way Inner Relief Road will have enabled the creation of pedestrian priority environments along North Street, East Street and Corporation Street. The Northern Inner Distributor Road will have realised strategic access to the Firepool area and improved vehicular circulation around the northern fringe of the town centre. Public transport and cycling facilities will have improved significantly and both will have played an important role in reducing congestion and enabling residents to become less reliant upon the car, with resulting health benefits.
Redevelopment in the town centre will be an exemplar both in terms of sustainability and design quality, having achieved recognition nationally and internationally. All new buildings will have achieved a BREEAM excellent rating with a zero carbon footprint. A large amount of renewable energy will be generated within the town centre. Those whose mobility is impaired shall benefit from easier access around the town, as all new buildings and public spaces shall be designed to be accessible to all.
Redevelopment in the town centre will aim to protect and enhance the town's distinguished historic environment.
Residents will feel proud of Taunton town centre. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 29
Vision and Objectives 3
3.1 The following nine Strategic Objectives expand upon the vision statement:
1. A regenerated town centre that attracts residents from all parts of the Borough, as well as visitors from within the south-west region and beyond
The regeneration of the town centre will facilitate Taunton achieving status as a Strategically Significant Town, in compliance with the Regional Spatial Strategy The town centre will appeal to a wide range of people of different ages, cultures and groups The town centre will provide for and attract visitors to the wider area, including Wellington and the rural hinterland
2. A strategic employment location offering a wide choice of jobs
The town centre will provide 80,000 sq m of new business development that fosters enterprise and skills development and provides enhanced, diversified and better paid employment opportunities Training and employment opportunities will be offered to disadvantaged communities
3. A strategic retail centre offering a comprehensive shopping experience
The town centre will be the priority location to accommodate the required additional retail floorspace as identified within the Retail Capacity Study The town centre's regional retail ranking will be maintained There will be diverse and frequent outdoor markets There will be an expansion of specialist niche shopping outlets
4. A centre of excellence for leisure, culture and the arts
The Brewhouse Theatre will be enhanced and extended Somerset Museum will be enhanced and extended A new relocated library will be provided A new relocated public swimming pool will be provided Public art will be provided within major development sites The redevelopment of the Somerset County Cricket Ground will provide an international standard cricket facility together with a new indoor cricket school, apartments, leisure and conference facilities Development sites and areas of public space will provide opportunities for play and recreation
5. A town centre that maximises the potential of the River Tone
All development adjoining the River Tone and its environs will be of exceptional design quality, befitting the unique opportunities provided by the waterside setting Improvements to bankside vegetation and tree cover will be incorporated into the design of development that adjoins the River Tone, in order to maintain and improve biodiversity including the presence of European Protected Species and other important species 30 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
3 Vision and Objectives
The enjoyment of the River Tone will be maximised through improvements to navigation and the creation of adjoining public spaces that provide for play, leisure, and recreation There will be provision for better public access to the waterside, together with an improved maintenance regime
6. A town centre that is well connected and less congested
A comprehensive and integrated footpath and cycleway network will be provided, together with improved signage and cycle parking facilities The bus station and other waiting facilities will be enhanced to make them attractive, comfortable and convenient Improved bus services that are reliable, convenient, frequent, direct and that provide better connectivity with rail services Implementation of a car park strategy that reduces the amount of town centre commuter parking whilst maintaining good access for short stay shoppers and visitors Delivery of the Third Way Inner Relief Road and Northern Inner Distributor Road Implementation of further pedestrian priority and enhancement schemes within the town centre Access from disadvantaged communities to the town centre will be improved
7. A regional centre of excellence for sustainable design
Sustainable construction techniques will be required for all development proposals Improved energy efficiency and on-site renewable energy generation will be required for all new and refurbished buildings to assist in reducing carbon emissions Recycling facilities will be provided as an integral element of new development, enabling both private and communal recycling Development will be water efficient, designed to minimise flood risk and waste, and increase opportunities for biodiversity Open civic space will be provided in the core of the town centre and be useable for community and civic events There will be investment in new and existing public green spaces to maximise opportunities for play and recreation All development will be of "Universal Design" to create an environment that is accessible to all All developments will contain a mix of uses and active frontages All developments will incorporate appropriate landscaping schemes in order to enhance the town centre environment and to provide opportunities for biodiversity All public realm and new buildings will be of exceptional quality in design and materials to create a unique sense of place that will inspire a strong sense of pride and admiration among residents, workers and visitors To make best use of land, all buildings will be at least two storeys in height Every effort will be made to protect and enhance the sites, features, areas and settings of archaeological, historical and cultural heritage importance to maintain and strengthen the town centre's local distinctiveness and sense of place. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 31
Vision and Objectives 3
8. A town centre that is home to many more people
About 2200 new homes will be built in the town centre including at least 500 affordable homes New homes will cater for all sectors of the community Opportunities for new housing will be maximised, consistent with the delivery of other land uses
9. A well-managed town centre
The town centre will be well managed, cleaned and maintained There will be a holistic and co-ordinated approach to town centre management, licensing and policing to ensure that the town centre is safe and welcoming to all New development and partner agencies will contribute to the regeneration of Taunton Town Centre, including the provision of infrastructure and community facilities
3.2 The Vision and Objectives are translated into a delivery programme. The following chapters explain this in detail, on a site-by-site basis. A summary of the delivery programme for each site is provided below:
Table 3.1 Site Delivery 2008-2026
2120191817161514131211100908
Firepool
Station Approach
Wood Street
Tangier
Cricket Club
Morrisons
Goodland Gardens/Castle Green
Town Centre Streets
High Street Retail Area
Coal Orchard
3.3 The linkages between the objectives and policies are demonstrated in Chapter 15 - Monitoring Framework. 32 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 33
Firepool 4
Terence O'Rourke image from Urban Development Framework and Design Code 2004 34 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
4.1 The Firepool major site lies on either side of the River Tone, towards the northern end of the town centre. It consists of three separate but related areas. The 'Riverside' area is made up chiefly of the livestock market and surface car park in Priory Bridge Road, together with existing properties between the railway station and Canal Road. The railway station area includes the station itself together with surrounding land on either side of the mainline railway. The proposed Northern Inner Distributor Road (NIDR) forms the boundary between the two areas, and bisects the third - the former East Goods Yard site, now known as Firepool Lock, which has planning permission for residential and office uses.
Map 4.1 Firepool Site Allocations
Riverside
4.2 The primary role of this allocation will be as a strategic office site, providing the main focus for future office development in Taunton. It will be the key factor changing market perceptions of Taunton as a place to live and work. This will enable the town to secure more office development in a sustainable way, as it develops in line with the Regional Spatial Strategy. It presents a unique opportunity, providing a major regeneration site next to the main railway station and with other public transport links. Road access is also good from the M5/A358, and the proposed NIDR. The area is also close to areas of disadvantaged communities in North Taunton and Taunton East, to which effective links are essential so that people in these areas can benefit. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 35
Firepool 4
Aerial View of Firepool (Riverside)
Policy Fp 1
Riverside - Development Content
The Riverside development will provide:
a. at least 47,000 sq m (net) office space b. approximately 8,000 sq m gross of additional retail and leisure floorspace, of which 4,000 sq m gross should be convenience retailing c. approximately 400 dwellings, including 25% affordable housing d. a 500 space multi-storey car park (screened with single aspect development where it adjoins public space) e. a 3- or 4-star hotel with at least 100 bedroom f. primary healthcare facilities g. the relocation of the Produce Market within the town centre h. a ‘boulevard’ linking the railway station with the River Tone and Priory Bridge Road i. public conveniences close to public parking and the River Tone, to replace the existing facilities at Canal Road and Priory Bridge Road j. potential for active street level uses at locations shown on the Proposals Map k. high quality riverside promenades l. a contribution towards public art at 0.3% of construction costs
4.3 Development should be structured around a wide ‘boulevard’ linking the railway station with the River Tone and Priory Bridge Road (and from these points, via other sites, to the existing town centre).
4.4 The development is likely to require buildings averaging 4-5 storeys, with potential for taller structures (up to 8 storeys) in selected locations. Particular care will be needed to protect views of Taunton’s church towers and the Blackdown Hills from key points. Buildings 36 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
will need to contain active ground level uses on main streets and the riverside, and they should be adaptable to allow future changes of use. They should achieve the BREEAM/EcoHomes ‘Excellent’ rating, and should incorporate renewable energy generation.
4.5 Retail use will be essential to create activity at street level; however, large retail units with surface parking and servicing would not be compatible with the type of urban environment that is sought. About half of the retail and leisure space should be used for convenience sales, with the remainder being devoted to comparison goods, leisure space, cafes, bars and restaurants. The size of comparison units should be limited to a maximum of 200sq m gross.
4.6 A high-quality public realm will be key to a successful development. There is also a real opportunity to provide distinctive buildings that take advantage of the riverside location, and which strengthen Taunton’s identity.
4.7 As an important facility to the local community, particularly low income groups, the existing stall market will be relocated elsewhere in the town centre.
4.8 The existing public conveniences in the Priory Bridge Road car park will need to be replaced to an agreed standard elsewhere in the Riverside development. This should be done in parallel with measures for boating, such as water supply and refuse services.
Table 4.1 Fp1 Site Delivery 2008-2026
Private developer Housing Corporation Riverside Project Taunton TDBC Other public funding e.g. New Growth Point Year 2008 Closure of Priory Bridge Road car park 2008-09 Relocate Produce Market 2008-09 Development to commence Assemble land to complete Boulevard link to railway station, using 2009-10 CPO if required Continuing phased development of site, including multi-storey car 2010-16 park Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 37
Firepool 4
Policy Fp 2
Riverside - Transport Measures
The Riverside development will provide the following transport measures:
a. travel plans on the basis identified in Policy Tr4 and agreed with the County Council b. car and cycle parking within developments in accordance with the Somerset Parking Strategy c. a minimum of 200 public parking spaces during construction and on completion of the development d. a priority bus and cycle route from the railway station via the boulevard to Priory Bridge Road, including high-quality provision for waiting passengers e. initiatives to encourage rail and bus use by employees and visitors f. high-quality pedestrian and segregated cycle routes along each bank of the River Tone g. shared pedestrian and cycle bridges across the River Tone h. an internal layout that facilitates improved pedestrian and cycle links to North Taunton and Taunton East
4.9 The County Council's 'Smarter Choices' initiative needs to underpin access to the development – maximising walking, cycling and public transport use and involving employers, employees and residents.
4.10 The proposed boulevard should form part of a priority bus and cycle route from the railway station to Priory Bridge Road and, via other sites, to the existing retail core, and should include high-quality provision for buses and waiting passengers.
4.11 A minimum of 200 public parking spaces will need to be maintained during the construction period and included within the proposed multi-storey car park.
4.12 High-quality pedestrian and cycle routes will be needed alongside and across the River Tone and to other parts of the town, including Taunton East and (by means of a future bridge over the railway line) North Taunton.
Planning Obligations - Riverside
4.13 Contributions from developers at Riverside will be sought on the basis of Policy Im1.
4.14 Policies in the Taunton Deane Local Plan will apply in respect of affordable housing (H9 and H10), recreational open space (C4) and education (C1). Further information on planning obligations will be contained in the Planning Obigations SPD. 38 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
4.15 The livestock market site and the surface car park at Priory Bridge Road are in the river floodplain, and alleviation measures, involving replacement flood storage, will be essential.
Implementation - Riverside
4.16 The Borough Council is the major owner of Riverside land, and the Project Taunton Delivery Team will lead delivery of the proposals in liaison with developers and other landowners. The proposed multi-storey car park is likely to be the first of four to be built in the town centre, although public car parking will continue to be provided at ground level in the early years of the development.
Policy Fp 3
Firepool Lock
The Firepool Lock development will provide:
a. approximately 500 dwellings, including 21% affordable housing b. at least 7,000 square metres of office space c. refurbishment of the listed pump house building
Table 4.2 Fp3 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector Firepool Lock Private developer Private developer investment Year Development in parallel with and following construction of Northern 2008-14 Inner Distributor Road Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 39
Firepool 4
Proposed Firepool Lock development by Gadd Homes. The images illustrate proposals for redeveloping the Listed Pumphouse, approved scheme for Area A Residential and Offices.
4.17 Outline planning permission for this site was granted in 2004. The proportion of affordable housing in Fp3 reflects this planning permission. Development should front onto the Northern Inner Distributor Road to create a high-quality street scene on this important main route. Residential properties should be set back from the street and have an appropriate internal layout to reflect the anticipated traffic volumes.
Station Area
4.18 Taunton station is a key gateway to the town and to the wider West Somerset area. In partnership with the rail industry and the County Council, the station area will be developed as a regional 'hub', to which all forms of transport, including pedestrians, will have easy access.
4.19 There is a need to improve the south side of the station, so that it relates better to the new developments at Firepool and the expanding town centre. This suggests a need for environmental enhancements and for giving priority to the more sustainable modes of travel - walking, cycling and public transport - on the south side of the station. Additional car parking is likely to be needed for rail users during the Plan period. 40 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
Southern Approach to Railway Station
4.20 Station Road is a key route for bus services between north Taunton (including the proposed urban extension) and the town centre. However, conditions for public transport (and cyclists) are currently poor. At the same time, Station Road will remain an important route for general traffic.
Station Road looking north towards Railway Station
4.21 There is therefore a need for continuous bus priority measures, at least in the southbound direction, as an extension of the priority measures on the north side of the station. Ultimately, the most appropriate solution may involve routing buses up the south side approach to the station, through the Firepool development via Station Boulevard to Priory Bridge Road, and when the Morrison's site is redeveloped, across Morrison's to connect with Bridge Street.
4.22 The precise extent of improvements will be influenced by developments on the Riverside and adjoining sites. Further studies are needed to establish how footways, cycleways, bus facilities and public spaces can be improved, and how these will relate to adjoining developments and the NIDR. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 41
Firepool 4
Policy Fp 4
South Side Station Approach
The south side station approach and adjoining land will be developed to include:
a. office development fronting the Northern Inner Distributor Road b. public transport interchange c. pick up /set down and short stay parking d. provision for taxis e. environmental enhancements f. a high quality pedestrian and cycle crossing of the Northern Inner Distributor Road
4.23 On land between the station and the line of the NIDR, there is scope for around 4,000 square metres of office space on 3-5 floors, including active ground floor uses fronting the NIDR and the station approach.
4.24 To improve access to Firepool, the railway station and the proposed urban extension at Monkton Heathfield, additional bus services are proposed. This is likely to require additional bus stops on the south side of the railway station, although the ultimate number is not yet known. There may also be a need for some layover space for buses. It is important that land which may be needed for public transport facilities is not used for development or decked car parking although, in the interim, it could continue in use as surface parking.
4.25 The south side station approach will form the primary pedestrian route between the station and the major development at Riverside. It therefore needs to be subject to a comprehensive enhancement scheme, which would also improve the setting of the station and Great Western House, both of which are listed buildings. A high quality pedestrian and cycle crossing, ideally broad and single-stage, will be needed over the NIDR.
4.26 Existing long-stay parking displaced for public transport interchange or environmental improvements will need to be replaced on other sites nearby, so that an adequate supply is maintained to serve the station.
4.27 In view of its role as a major gateway, potential will be explored for significant improvements to the railway station, on the railway as well as the public sides. 42 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
Table 4.3 Fp4 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Rail industry Other public funding South side station Project Taunton e.g. New Growth Network Rail approach Point Planning obligations Year Agree with Network Rail the overall arrangement for station access 2008-09 and servicing Relocate all or some long-stay rail user car parking to the West Yard 2012-13 to enable release of area needed for enhanced link to Firepool, bus interchange and associated development 2012-13 Office development of frontage land to NIDR and station approach, including active uses at ground floor level Carry out overall enhancement scheme for area bounded by the station buildings, Great Western House, and the proposed new 2013-14 development adjacent to the NIDR, including enhanced bus interchange 2014 onwards If required, provide additional bus stops and layover space for buses
Policy Fp 5
West Yard
The West Yard site will be used to provide car parking for rail users with the option of development later in the Plan period. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 43
Firepool 4
View across mainline railway towards West Yard
4.28 As a short to medium-term measure to release other sites, there is scope to clear the existing derelict structures and make use of the West Yard for surface car parking. The former locomotive lifting shop is of some historical interest and should be dismantled for re-erection.
4.29 In the longer term (probably after 2016) the site could be further developed, with car parking being relocated to the proposed multi-storey at Kilkenny. Budget hotel development could be a particular opportunity, as there is currently no modern accommodation near the railway station, and a general lack of town centre accommodation in this sector of the market.
Table 4.4 Fp5 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Rail industry Other public funding West Yard Network Rail e.g. New Growth Network Rail Point Planning obligations Year Agree with Network Rail the area to be retained for operational 2008 railway use Access available from the Northern Inner Distributor Road (to be 2011 constructed 2009-2011) 2012-13 Lay out plateau area of site for rail user car parking 2016-17 Transfer rail user parking to proposed Kilkenny MSCP Remove Station Road retaining wall, regrade frontage and 2017 onwards landscape Market and develop site for travel related uses including a potential 2017 onwards budget hotel 44 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
Policy Fp 6
Former Cameron Dixon Engineering Works
The former Cameron Dixon works will be redeveloped for a mixture of:
a. offices b. approximately 30 dwellings including 25% affordable housing
A high quality built frontage should be provided to the Northern Inner Distributor Road.
4.30 This site is highly visible from the main railway line and will also adjoin the Northern Inner Distributor Road. Part of the site has had planning permission for residential development. The majority should continue in employment use, with future emphasis on higher quality buildings, such as offices, fronting the NIDR. Any redevelopment will need to provide a connected street layout with pedestrian and cycle links between the railway station, Whitehall and Albemarle Road.
Albemarle Road with former Cameron Dixon Engineering works on the left
Table 4.5 Fp6 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Former Cameron Dixon engineering Private developer Private developer Private owner works Year 2011 Completion of NIDR providing site with a primary street frontage 2016 onwards Phased redevelopment of site Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 45
Firepool 4
Policy Fp 7
North Side Station Approach
An enhancement scheme will be undertaken on the north side station approach to include improved surfaces, street furniture and landscaping.
North Side Station Approach
4.31 Environmental improvements are most likely to be achievable after 2016, in parallel with additional parking provision on the north side of the station.
Table 4.6 Fp7 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Rail industry North side station Other public funding Network Rail Network Rail approach e.g. New Growth Point Year Repave and enhance carriageway and parking areas between Station 2016-17 Road and Clifton Terrace 46 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
Policy Fp 8
Kilkenny
The Kilkenny surface car park will be redeveloped with:
a. a multi-storey car park with approximately 600 spaces b. approximately 40 dwellings, including 25% affordable housing, to screen the car park structure
Kilkenny Car Park
4.32 Rail patronage at Taunton has increased substantially in recent years. There are currently around 430 parking spaces for rail users, of which 200 are on land owned by Network Rail and 230 on the Borough Council's land at Kilkenny.
4.33 LTP2 encourages travel to the station by means other than the car, but even so, assuming continued growth in passenger numbers, additional parking spaces are likely to be required. Moreover, at least part of the existing car park on the south side of the station will be required to provide land for improved bus interchange and a higher-quality arrival space for visitors to Taunton.
4.34 Incorporation of residential development, screening the car park structure (potentially around 40 dwellings), and possibly other uses, would generate value to help fund the car park, provide housing in an accessible position close to the station, and improve the outlook from Kilkenny Court by creating an urban street setting. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 47
Firepool 4
Table 4.7 Fp8 Site delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private developer Housing Corporation TDBC Kilkenny TDBC Network Rail Rail industry Other public funding e.g. New Growth Point Year Agree joint development of the existing surface car park with 2011 onwards Network Rail Seek private development partner to construct the car park and 2016 onwards associated residential development 2017 onwards Construction
Policy Fp 9
Land North of the Railway
Land north of the main railway line will be developed in the longer term for light industry, storage and distribution.
Land North of the Railway
4.35 There is a demand for light industrial and small business units in a central location. However, most sites in central Taunton are subject either to high development costs or to competition from higher value town centre uses. This site is therefore one of the few that 48 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
could potentially provide lower cost small business space, although it is only likely to become available in the longer term. Any development should be compatible with the adjoining residential areas. There could also be potential for live-work units.
Table 4.8 Fp9 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Land north of railway Network Rail Private developer Network Rail Year Redevelopment depends on existing rail-related uses ceasing, on which there is no current information
Planning Obligations - Station Area
4.36 Contributions from developers of sites in the station area will be sought on the basis of Policy Im1. Table 4.1 indicates likely priorities based on the currently expected land use mix.
Station Approach Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 49
Firepool 4
Table 4.9 Planning Obligations - Station Area
Site Rail and Parking Public Affordable Recreational Built Education Training bus for rail realm Housing open space sports and facilities users facilities skills
South side station approach
West Yard
Former Cameron Dixon works
Kilkenny
Land north of railway
4.37 Policies in the Taunton Deane Local Plan will apply in respect of affordable housing (H9 and H10), recreational open space (C4) and education (C1). Further information on planning obligations will be contained in the Planning Obligations SPD.
Implementation - Station Area
4.38 Schemes in the station area will be progressed over a number of years. The Borough Council and Network Rail own the Kilkenny car park site. Network Rail own land on the south side of the railway station, the West Yard, and an area on the north side of the railway which is not intended for release at present. Implementation of proposals is likely to take place after 2011 following construction of the NIDR.
4.39 There is the potential for contamination to be present on some of the sites due to their past use as railway land and other commercial purposes. The land adjacent to the railway has been used as sidings, goods yards and engineering works. There were also some coal yards and engineering works on the land by the canal. Therefore, surveys and risk assessments will be required at all locations to investigate the nature and extent of any contamination. If there are any potential risks to future users of the site or to the river and canal, remedial measures will be required. 50 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
4 Firepool
Table 4.10 Firepool - Delivery on site 2008-2026
2120191817161514131211100908
Riverside
Firepool Lock
NIDR
West Yard
Cycle /pedestrian bridge over railway
South side station approach
Former Cameron Dixon works
North side station approach
Kilkenny MSCP
Land north of railway Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 51
Cricket Club/Coal Orchard/Morrisons 5 52 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
5 Cricket Club/Coal Orchard/Morrisons
5.1 This allocation lies between the major employment site at Firepool and the town centre retail core. It consists of two separate areas. On the south side of the River Tone are the County Cricket Ground and adjoining land at Coal Orchard, including the Brewhouse Theatre, while Morrison’s supermarket occupies most of the land on the opposite side of the river.
Map 5.1 Cricket Club, Coal Orchard and Morrisons Site Allocations
Pegasus Homes development at the County Ground Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 53
Cricket Club/Coal Orchard/Morrisons 5
Policy Cr 1
Somerset County Cricket Club
Development at the County Ground will provide:
a. improved facilities for cricket, including a new indoor school and provision for international matches b. ancillary leisure uses c. approximately 100 dwellings d. potential for active frontages at ground level as shown on the Proposals Map e. associated car and cycle parking f. appropriate community use of new facilities g. an improved relationship between the cricket ground and the river, including a wider riverside path h. an enhanced public space between the cricket ground and the Brewhouse Theatre
An access management plan will be required to manage travel demand arising from major and minor cricket matches and other large non-cricket events.
5.2 Redevelopment of the County Ground should help to strengthen the specialist retail role of nearby St James Street and the Courtyard. The scale and location of new structures erected at the ground will need to take account of views towards and the setting of St James' church and churchyard, which is a Grade 2 * listed building and a County Archaeological Site. The existing planning permission for 65 flats does not include affordable housing due to viability considerations.
Table 5.1 Cr1 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector County Cricket Somerset County Somerset County investment Ground Cricket Club Cricket Club Housing Corporation Year 2008 Planning permission for Phase 1 redevelopment 2008 onwards Phase 1 development (west side of ground) Enhancement of 'Somerset Square' between ground and Brewhouse 2008-09 Theatre 2008-10 Phase 2 development (east side of ground) After 2011 Phase 3 development (south side of ground) 54 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
5 Cricket Club/Coal Orchard/Morrisons
Policy Cr 2
Coal Orchard Car Park
Redevelopment of the Coal Orchard car park will provide:
a. an additional 3,000 sq m gross of comparison and convenience retail floorspace b. leisure retailing, such as restaurants and bars c. approximately 50 dwellings on upper floors, including 25% affordable housing d. space for small-scale offices and creative industries e. potential for active frontages at ground level as shown on the Proposals Map f. an improved riverside walkway and cycle route to The Bridge g. secure covered cycle parking h. enhancement of St James Street adjacent to the site i. replacement swimming provision elsewhere in the town centre before the current pool is closed
5.3 There is a need for stronger links between the County Ground and the town centre with active ground floor uses fronting public areas. Consultants LDA Design have reviewed the UDF proposals, and one result is an increase in the amount of specialist retail space that is proposed at Coal Orchard.
5.4 This proposal will reinforce North Street as a shopping area, balancing future retail development at High Street, and will better link the Morrison’s site with the main shopping area. The size of any new retail units at Coal Orchard should be limited to 100 sq m. gross.
5.5 The existing St James Street pool is proposed for redevelopment as part of this proposal. Replacement provision will be needed elsewhere in the town centre before the current pool can be closed. The site of the pool is therefore likely to form a later phase of the Coal Orchard development.
St James Street Shopping Area St James St adjoining Coal Orchard Car Park Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 55
Cricket Club/Coal Orchard/Morrisons 5
Table 5.2 Cr2 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private developer Coal Orchard Project Taunton TDBC Housing Corporation Year 2008 Market site Progressively close existing surface car park to enable development 2009 onwards to take place From 2011 Development of existing car park area to commence Close St James Pool when replacement town centre pool is available After 2011 and incorporate site in redevelopment proposal
Early visioning of Coal Orchard (LDA Design)
Policy Cr 3
Brewhouse Theatre
Land adjoining the Brewhouse Theatre will be safeguarded for its potential expansion. New facilities will be made available for appropriate community use. 56 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
5 Cricket Club/Coal Orchard/Morrisons
5.6 An improved theatre is an important part of Project Taunton, and a feasibility study has been completed to identify how this can be achieved. As well as an enlarged auditorium, purpose-built gallery space is desired, to link Taunton to the national/international visual arts network.
Now and after view of the Brewhouse Theatre and Coal Orchard area (LDA Design)
Table 5.3 Cr3 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Lottery Charitable fund Brewhouse Theatre Project Taunton raising TDBC Other public funding Planning obligations Year 2008-10 Capital and revenue funding secured 2010-12 Construction
Policy Cr 4
Lower Middle Street
Footway and carriageway enhancements will be undertaken in Lower Middle Street to provide an upgraded pedestrian route between Coal Orchard and East Street. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 57
Cricket Club/Coal Orchard/Morrisons 5
Lower Middle Street
5.7 Lower Middle Street forms part of an important pedestrian link between Coal Orchard, Church Square and East Street. Part of the street was enhanced in the 1990s and it is now proposed to extend the enhanced area to connect with Whirligig Lane.
Table 5.4 Cr4 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Lower Middle Street Public funding e.g. Project Taunton Highway land enhancements New Growth Point Year 2010 Public consultation on design options Following completion of the Third Way, enhance footway and 2011-13 carriageway surfaces between the existing block paved area in Middle Street and Church Square.
Policy Cr 5
Morrison's
Future redevelopment at Morrison's will:
a. create a comprehensive, mixed use redevelopment with the potential to provide in the order of 200 dwellings, 8,000 sq m gross of additional, large format, comparison retail floorspace and 10,000 sq m of office space. b. include the potential for the expansion of the existing store to accommodate the identified convenience goods need if no other sites are identified in the town centre. c. provide for comparison goods floorspace, subject to the requirements of the sequential approach and, prior to 2016, only if the High Street development proves to be unviable or undeliverable. d. provide a direct route between the proposed Boulevard in Firepool and Bridge Street for pedestrians, cyclists and public transport. 58 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
5 Cricket Club/Coal Orchard/Morrisons
Morrison's supermarket, showing connecting footbridge to the Coal Orchard area
5.8 The Morrison's site represents a longer term opportunity for the expansion of the town centre. The Urban Design Framework proposed redevelopment of Morrison’s for mixed uses to intensify use of the site. The UDF also showed improved links across the site between the railway station, Firepool and the main retail area, as a southward extension of the ‘boulevard’ proposed within the Firepool development. This is an important urban design issue, as the lack of an intermediate street between Station Road and the River Tone results in a block nearly 200m wide. Creation of a new street through redevelopment would also enable a continuous public transport priority route to be provided between the core retail area, Firepool and the railway station.
5.9 The UDF implied that some 30-40,000 square metres of floorspace could potentially be accommodated on the Morrison's site. This could include some of the extra retail space that Taunton will need later in the LDF period (particularly large format, non-food retail units); housing, offices and leisure uses. There may be an opportunity to extend the existing food store. As an indication, a comprehensive redevelopment could be able to provide approximately 200 dwellings, a total of 13,000 square metres gross of retailing and 10,000 square metres of office space. Any additional comparison goods should be provided only after the need has been met by policy Hs1 or other sequentially preferable sites. The appropriate scale of retail development would have to be tested against the available need. It would not be appropriate to accommodate additional comparison goods floorspace on the site until the High Street sites have been brought forward or have been proved to be undevelopable.
5.10 Further urban design and viability studies are needed before detailed proposals for much of this area can proceed. Most of the sites on the north side of the river are in private ownership, and land assembly may be required.
Planning Obligations
5.11 Contributions from developers will be sought on the basis of Policy Im1. Table 5.1 indicates likely priorities based on the currently expected land use mix. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 59
Cricket Club/Coal Orchard/Morrisons 5
Table 5.5 Planning Obligations
Site Flood Sustainable Public Affordable Public Recreational Built Education Training alleviation transport car housing realm open space sports and parking facilities skills
County Cricket Ground
Coal Orchard
Morrison's
5.12 Policies in the Taunton Deane Local Plan will apply in respect of affordable housing (H9 and H10), recreational open space (C4) and education (C1). Further information on planning obligations will be contained in the Planning Obligations SPD.
Implementation
5.13 The Borough Council owns most of the land at Coal Orchard. Funding for development at the Cricket Ground will mainly come from private sources and from the residential and commercial development within the scheme. Expansion of the Brewhouse and associated gallery space will need funding from sources such as lottery, charitable fund-raising and direct public investment.
Early visioning of Somerset Square (LDA Design) 60 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
5 Cricket Club/Coal Orchard/Morrisons
Table 5.6 Cricket Club, Coal Orchard and Morrison's - Delivery on Site 2008-2026
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Cricket Club Phase 1
Cricket Club Phase 2
Somerset Square
Cricket Club Phase 3
Brewhouse
Coal Orchard
Lower Middle Street
Morrison's Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 61
Tangier/Tesco/Wood Street 6
Midas Homes visioning for their site in Tangier (land fronting the River Tone) 62 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
6 Tangier/Tesco/Wood Street
Tangier, Tesco and Wood Street
6.1 This allocation consists of a number of separate sites. On the south bank of the river, it includes land around Castle Street and along the Mill Stream, together with the Tesco store. On the north bank it comprises the existing Lidl and Poundstretcher stores adjoining Wood Street, and the Greenbrook Terrace car park.
6.2 Housing (including affordable housing) will be the most important use across the area, and there is potential for around 500 dwellings. Larger format retail units are also proposed on several sites. The area will also be a hub for leisure, small businesses and the creative industries. The UDF proposals by Terence O'Rourke form the basis of this section of the Action Plan, but those for the Wood Street area have been refined by LDA Design.
Policy Tg 1
Wood Street Sites
Sites bounded by Wood Street, Greenbrook Terrace and the River Tone, identified on Map 6.1, will be redeveloped on the basis set out in the table below, to include:
a. public uses, such as a swimming pool and/or library b. approximately 500 sq m gross retailing and leisure uses c. approximately 80 dwellings, including 25% affordable housing d. potential for active frontages at ground level as shown on the Proposals Map e. a redesigned riverside path for shared pedestrian and cycle use f. landscaped open space between the Third Way and the River Tone
Table 6.1 Policy Tg 1 Site Allocations
Residential SiteTg1 Other uses Other elements Storeys (units) Swimming pool Improved riverside 1 Lidl 40 3-4 and/or library path Retail/leisure 8m wide riverside 2 Poundstretcher 20 3-4 500 sq m path Land at Relocation of 3 Greenbrook 20 2-3 sweepers compound Terrace Landscaped Improved riverside Land between open space path 4 the Third Way 0 and/or boating Noise attenuation for and River Tone facilities Goodland Gardens Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 63
Tangier/Tesco/Wood Street 6
6.3 It is essential to identify sites that could accommodate public sector uses that will be displaced by developments elsewhere in the town centre. The Lidl site could potentially accommodate a new swimming pool and/or a replacement public library if this has to be 64 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
6 Tangier/Tesco/Wood Street
relocated (although other town centre sites may also possible). Depending on the detailed design solution, housing, additional ground floor retailing and leisure uses, such as cafes or restaurants, could also be accommodated.
Lidl, Wood Street
6.4 The riverside path needs to be designed to allow level access to ground floor retail, leisure and other public uses. It will need to be widened at its eastern end to create an attractive riverside promenade taking advantage of the southerly aspect, and to allow shared use by pedestrians and cyclists. It should also be wide enough to allow potential for customers to sit outside cafes and restaurants
Policy Tg1 Lidl
Table 6.2 Tg1/1 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector Lidl - redevelopment Private - to be Project Taunton investment of existing store acquired by TDBC Housing Corporation Year 2008-09 Lidl store relocated 2010-11 Redevelopment of site to commence Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 65
Tangier/Tesco/Wood Street 6
Policy Tg1 Poundstretcher
Table 6.3 Tg1/2 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector Poundstretcher Project Taunton investment Private owner Housing Corporation Year 2012 onwards Redevelopment of site
Policy Tg1 Land at Greenbrook Terrace and land between Third Way and River Tone
Table 6.4 Tg1/3 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector Land at Greenbrook TDBC investment TDBC Terrace Housing Corporation Year 2008 Close existing public car park to allow construction of the Third Way 2008-09 Construct Third Way 2009 Relocate existing depot for street sweepers 2010-11 Relocate existing business occupying north west corner of the site 2011-12 Market site for housing development 2012-13 Redevelopment of site 66 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
6 Tangier/Tesco/Wood Street
Policy Tg 2
Tangier Sites
Land south of the River Tone identified on Map 6.2 will be developed on the basis set out in the table below, to include:
a. a minimum of 3,000 sq m gross additional comparison and convenience retail floorspace b. approximately 525 dwellings, including 25% affordable housing c. potential for active frontages at street level as shown on the Proposals Map d. completion of riverside paths and footbridges as shown on the Proposals Map e. continuous wildlife and landscape corridors along the River Tone and the Mill Stream
Table 6.5 Tg2 Site Allocations
Residential Storey Tg2 Site Retail (sq m) Other elements (units) heights Land fronting New riverside path 4-5 and River Tone 1 225 0 and bridge across slender (former gas River Tone tower works) 2 Enfield Car Park 50 1000 3-4 Castle Street Car Improved path 3 60 1000 3-4 Park alongside Mill Stream Land next to Mill Improved path 4 20 0 2-3 Stream alongside Mill Stream Tangier Car New pathway 5 60 0 2-3 Parks alongside Mill Stream Potential for student accommodation 6 Former TYCC 50 1000 3-4 Access to Parkhaven
7 Parkhaven 10 0 2-3 Improved path 8 Hickley Valtone 50 1300 3-4 alongside Mill Stream Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 67
Tangier/Tesco/Wood Street 6
6.5 On sites in Tangier, there is potential for around 500 dwellings. Also, a key objective is to deliver large format retail units, to help meet the need identified in the 2005 Retail Capacity Study. Sites north of Mill Stream facing Castle Street are considered to have scope for around 3,000 square metres of this type of space, with residential accommodation on upper floors. Retail units should be a minimum size of 1,000 sq m gross and limited to the sale of bulky goods, such as electrical and furniture items, together with convenience goods to a maximum of 1,400 sq m gross.
Land fronting the River Tone following site clearance
Map 6.2 Tangier Tg2 68 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
6 Tangier/Tesco/Wood Street
Policy Tg2 Land fronting River Tone (Area 1)
Table 6.6 Tg2 Area 1 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Land fronting River Private developer Private sector Tone (former Gas Private owner (Midas Homes) investment Works) Year 2007-08 Planning permission for redevelopment 2009-12 Development of site for housing
Policy Tg2 Area 5
Table 6.7 Tg2 Area 5 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector investment Tangier Car Parks Project Taunton TDBC Housing Corporation
Year 2009-10 Planning permission for redevelopment 20010-12 Development of site for housing
View of Enfield & Castle Street Car Parks View Towards Tangier Car Park Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 69
Tangier/Tesco/Wood Street 6
Policy Tg2 Area 6
Table 6.8 Tg2 Area 6 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector TDBC (60%) Former TYCC Project Taunton investment SCC (40%) Housing Corporation TYCC trustees Year 2009 Planning application for redevelopment 2010-11 Construction of new buildings
Policy Tg 3
Tesco
The existing Tesco site will be redeveloped to provide:
a. a new food store of about 7,000 sq m gross primarily on the existing car park b. vehicular access from Castle Street c. parking provision not exceeding 1 space per 14 square metres d. servicing on the northern side of the development e. a bus lay-by in Castle Street close to the store entrance f. continuous active frontages on Castle Street and at the junction with Wellington Road g. approximately 50 student or general purpose dwellings, including 25% affordable housing, along the western boundary fronting Marshalsea Walk, on the Wellington Road frontage and on upper levels of the store h. non-food retail space limited to the proportion contained in the existing store i. landscaped surface parking between the new store and Mill Stream j. a landscaped surface car park north of Steps Water k. continuous public access along the Mill Stream frontage l. improvements to Marshalsea Walk along the northern site boundary and the footbridge over Mill Stream m. provision for new pedestrian and cycle routes from Marshalsea Walk and French Weir to SCAT 70 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
6 Tangier/Tesco/Wood Street
Tesco, viewed from Wellington Road
6.6 There has been interest in a redevelopment of the existing Tesco store to provide additional floorspace. Any scheme should reflect the conclusions of the 2005 retail capacity study in terms of scale and timing. A high quality built frontage should be provided to Marshalsea Walk, Castle Street and Wellington Road. This is an important issue in view of the proposed extension of the Park Street Conservation Area to include properties adjoining Tesco in Wellington Road. The Council supports the principle of redevelopment of the existing Tesco store to increase the quantum of convenience floorspace. It appears that the site can accommodate about 7,000 sq m gross, although this is not a ceiling and the Council would accept more if Tesco can demonstrate how this can be achieved in an acceptable manner subject to design considerations, a sequential assessment and a demonstration of retail capacity. The site is well located to provide student accommodation owing to the proximity of Somerset College and Musgrove Park Hospital
Table 6.9 Tg3 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector Tesco Tesco Tesco investment TDBC Housing Corporation Year Develop enlarged food store in line with need identified in Retail 2012-14 Capacity, together with associated car parking and residential development
Policy Tg 4
Pedestrian and Cycle Network
Additional off-road footpaths and cycleways will be provided as shown on the Proposals Map. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 71
Tangier/Tesco/Wood Street 6
6.7 Required measures will include: completion of the south side riverbank path; widening of the north bank path between the Third Way bridge and the existing Lidl site, and an additional bridge over the River Tone at French Weir Park.
Planning Obligations
6.8 Contributions from developers will be sought on the basis of Policy Im1. Table 6.3 indicates likely priorities based on the currently expected land use mix.
Table 6.10 Planning Obligations
Site Flood Third Sustainable Public Affordable Public Recreational Built Education Training Alleviation Way transport car housing realm open space sports and parking facilities skills
Poundstretcher
Lidl
Greenbrook Terrace
Land fronting River Tone
Enfield Car Park
Castle Street Car Park
Land adjoining Mill Stream
TYCC
Tangier Car Parks
Parkhaven
Hickley Valtone
Tesco
6.9 Most of the Tangier and Wood Street areas lie within the floodplain, and contributions from developers towards alleviation measures will be required. The works are likely to involve an offsite dam and provision of replacement flood storage capacity.
6.10 Developers will also be required to contribute to the cost of the Third Way, which passes through the Tangier and Wood Street areas. 72 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
6 Tangier/Tesco/Wood Street
6.11 Policies in the Taunton Deane Local Plan will apply in respect of affordable housing (H9 and H10), recreational open space (C4) and education (C1). Further information on planning obligations will be contained in the Planning Obligations SPD.
Implementation
6.12 The Lidl and Poundstretcher sites are privately owned, and land assembly may be required to bring them forward for development. This is unlikely to start before 2011. South of the river, the Tangier sites are in a mix of public and private ownerships, and the private sector is likely to begin development before 2011.
Table 6.11 Tangier, Tesco and Wood Street - Delivery on site 2008-2026
2120191817161514131211100908
Third Way
Former TYCC
Land fronting River Tone
Tangier Car Parks
Lidl
Castle Street/Enfield Car Parks
North bank cycle path
Land at Greenbrook Terrace
Hickley Valtone
Tesco
Poundstretcher
Land next to Mill Stream
Parkhaven Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 73
Goodland Gardens and Castle Green 7
Early visioning of Castle Green (LDA Design) 74 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
7 Goodland Gardens and Castle Green
Castle Green
7.1 Taunton has a rich cultural and archaeological heritage. The Castle Green area is the historic core of the town. It is a scheduled ancient monument, bounded on all sides by listed buildings, including the Grade I Castle which contains the Somerset County Museum. However, the quality of the existing space is poor, largely consisting of public car park and highway. Also, although centrally located between existing retail and the Tangier and Firepool regeneration areas, the lack of 'active' uses and the quality of the pedestrian access into and through the site means that this historic area is poorly utilised and does not provide the potential linkage between the major redevelopment sites.
7.2 As part of Project Taunton's regeneration proposals, it is important to enhance the quality of this public space, improving its attractiveness to visitors and enhancing the setting of the surrounding listed buildings.
7.3 Proposals for this site include the removal of the public car parking and the creation of a civic space capable of hosting public events such as markets and performances. All works must use materials and landscaping appropriate to the historic environment of "The Green" and have proper regard to the archaeological significance of this site due to its historic associations.
7.4 Cafes and restaurants will be encouraged within the public space and the physical (pedestrian and cycle) and visual connections between Castle Green and the rest of the town centre will be strengthened. The setting of the historic buildings will be improved through improving sightlines to the Castle as the local feature fronting the public space. This will require the removal of outbuildings from the front of the Castle Hotel, for which listed building consent would be required. The relocation of the Registrars Office to the Grade II* Old Municipal Buildings provides an opportunity to enhance the setting for weddings to the rear of this building which frames part of this site.
7.5 Pedestrian access will be improved, including a clearly expressed north-south desire line linking Castle Green to Goodland Gardens. A series of three bridge links is proposed between Castle Green over the Castle moat, Mill Stream and River Tone, connecting to the north bank of the river. Designed as light, elegant structures, the bridges will 'float' across the waterways, opening up views between Castle Green, Goodland Gardens and the new development area north of the river, and simultaneously revealing both Taunton's historic and future urban structure. Enhancements to Tower Street and Castle Way will also be undertaken. Although Castle Green must be designed to give priority to pedestrians, a designated vehicle route will also be required for emergency/service vehicles as well as for clear access to the Castle Hotel. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 75
Goodland Gardens and Castle Green 7
Policy G 1
Castle Green
Proposals for enhancing the Castle Green area will include:
a. the removal of public parking to create a safe and accessible public realm at the heart of the historic town b. enhancement of pedestrian and cycle links into the site and pedestrian priority within the site c. improved settings for the entrances to the Castle and Castle Hotel, including the removal of outbuildings fronting the hotel d. use of appropriate hard and soft landscaping materials to reflect and enhance the setting of Castle Green e. design of the civic space to be suitable for use as open air cafes, performance space, markets and civic events f. designated routes within the pedestrian priority area for vehicular access to the Castle Hotel and servicing and emergency vehicles g. strong physical and visual connections between Castle Green, the town centre and the riverside.
LDA's early visioning of Castle Green
Goodland Gardens
7.6 Goodland Gardens is the largest public greenspace within the town centre. It is centrally located between the river, the listed Grade I Castle and close to the heart of the town's retail core. As with Castle Green, it is also under-utilised, partly due to the lack of connectivity with the rest of the centre, with limited and poorly located access and little active frontage within adjoining buildings. This poor connectivity isolates Goodland Gardens and, despite its central location, makes it feel cut off and unsafe. 76 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
7 Goodland Gardens and Castle Green
7.7 The green character of the Gardens and their flexible green space at the centre are important to retain. Clarifying the circulation around the Gardens and clearly expressing the east-west and north-south pedestrian routes through the site, including into the Castle Museum from the Gardens, will improve this. The physical and visual continuity of the waterfront promenade and cycleway will also be improved, reflecting the design of the riverside walk elsewhere in the centre and creating a consistent and clear identity along the riverside.
Entrance to Goodland Gardens from Castle Street
7.8 Accessibility (including service vehicles) will also be enhanced by simplifying existing ground levels, especially around the Mill Stream and bridges, taking account of the Environment Agency's advice on flood levels. Two new pedestrian/cycle bridges will be required across the River Tone, including the replacement of the existing pedestrian bridge. These will be designed to be compliant with the Disability Discrimination Act (DDA) and will assist connectivity along the north-south desire line through the town centre. The Town Bridge southern parapet end will be modified to provide continuity for the riverside walk.
Existing riverside walkways at Goodland gardens, showing variation in levels
7.9 To strengthen the physical connections into the park a new northern entrance will be provided into the Somerset County Museum and on to Castle Green. Improved visibility of the castle elevation will be required through sympathetic tree management and replanting to assist its setting. A site to the rear of the present Debenhams department store is also Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 77
Goodland Gardens and Castle Green 7 available to construct a low extension/pavilion up to two storeys in height and to a maximum total floorspace of 650 square metres (gross). This should be designed to create an active frontage along the promenade and improve natural surveillance to the Gardens. Development of this building will be required to incorporate replacement public toilets that will need to be removed from their existing location to the rear of Debenhams. To increase opportunities for use, the provision of appropriate informal play facilities will be promoted within the Gardens. All enhancements to the Gardens must be sensitively undertaken to encourage biodiversity and ensure that its use by Daubenton and Pipestrelle bats, 'European Protected Species', is not compromised.
The new Museum of Somerset at Taunton Castle (by Feilden Clegg Bradley Studios)
Policy G 2
Goodland Gardens
Proposals for the enhancement of Goodland Gardens will include:
a. enhancement of pedestrian and cycle links into and within the site, including the provision of a new north-south link into the Castle/Museum, linking through into Castle Green b. improvements to the riverside promenade, linking in to and reflecting the design of other parts of this route within the town centre c. changes to site levels for ease of access and to assist in flood prevention and improvement of the visual quality of flood defences d. the provision of two new DDA compliant pedestrian/cycle bridges across the River Tone e. an agreed landscape management regime to include measures for the visual enhancement of the castle f. a rear extension to the existing Debenhams' department store to a maximum of 650 square metres and provision of replacement public toilet facilities g. a safe place for children to play in the town centre. 78 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
7 Goodland Gardens and Castle Green
Land to the rear of Debenhams
Phasing Policies G1 and G2
Table 7.1 G1, G2 Site Delivery 2008-2026
Public Realm Lead Agency Funding Source Landowner Proposal Lottery TDBC Goodland Gardens Project Taunton Other public funding TDBC and Castle Green e.g. New Growth Point Year 2010 Existing Castle Green car park to close 2010-11 Creation of enhanced Castle Green public space 2012-14 Remodelled Goodland Gardens
7.10 The Town Centre Design Code SPD articulates the requirements for both Castle Green and Goodland Gardens sites in further detail and will be used in assessing the suitability of any enhancement proposals.
Bus Station
7.11 The existing bus station is more than fifty years old and in need of improvement. Relocation has been considered to allow development of the site, but no suitable alternative is currently available close to the retail core and the existing site is viewed as the most attractive in operational terms. Studies by Atkins for Somerset County Council have established that an approximately similar number of bus stands and layover spaces will be required throughout the period of the Action Plan. Additional bus stops are proposed on Corporation Street and The Parade as part of the enhancement of these areas. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 79
Goodland Gardens and Castle Green 7
Policy G 3
The Bus Station
The existing bus station will be remodelled to provide better facilities for passengers and an improved appearance.
Table 7.2 G3 Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Private sector investment LTP3 First Group Bus Station Project Taunton Other public funding TDBC e.g. New Growth Point Year Provide replacement buildings, new bus shelters and real time 2011-2016 passenger information, with associated environmental improvements
Taunton Bus Station
Corporation Street
7.12 Once the Third Way has been completed, Corporation Street will be less important as a traffic route. This will enable more priority to be given to buses, cyclists and pedestrians and there will be scope for environmental improvements. Links from The Crescent, Bath Place and High Street, across Corporation Street to the riverside, will also be improved. 80 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
7 Goodland Gardens and Castle Green
Policy G 4
Corporation Street
Environmental enhancements will be carried out in Corporation Street, improving provision for cyclists, pedestrians and public transport.
View of Corporation Street looking east
Table 7.3 G4 Site Delivery 2008-2026
Public Realm Lead Agency Funding Source Landowner Proposal LTP3 Other public funding Corporation Street SCC Highway land e.g. New Growth Point Year 2010 Public consultation on design options Following completion of Third Way, widen footways and enhance 2010-11 paved surfaces. Remodel junction between Corporation Street and Tower Street to create 'gateway'
Implementation
7.13 Castle Green and much of Goodland Gardens are owned by the Borough Council. A small part of the Gardens are leased to the Council from the Somerset Archaeology and Natural History Society. Funding for feasibility and design work for Castle Green will be provided by Project Taunton. Any future redesigning of Goodland Gardens and funding for Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 81
Goodland Gardens and Castle Green 7 actual enhancement works for both sites will be provided by the Borough Council, developer contributions and other public finance. The funding mechanism will be set out in the Planning Obligations SPD.
7.14 Funding for enhancements to the Bus Station will be provided by private sector investment and through the Local Transport Plan (LTP). Corporation Street enhancements will be funded through LTP and other public finance.
7.15 Anticipated timing of works are set out below:
Table 7.4 Castle Green and Goodlands Gardens area - Delivery on Site 2008-2026
2120191817161514131211100908
Castle Green
Goodland Gardens
Bus Station
Corporation Street 82 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 83
High Street and East Street 8 84 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
8 High Street and East Street
High Street
8.1 The High Street allocation at the southern end of the town centre consists of two sites, providing the main opportunity for developing more shopping space within the town centre, providing around 65% of the 50,100 sq. metre (gross) floorspace predicted to be required up to 2016 in the Retail Capacity Study (2005).
8.2 The Vitality and Viability Study (2006) recognised the limited range of leisure and entertainment facilities currently offered in the town centre. This allocation provides the opportunity to create the critical mass of sufficient scale to successfully compete against other regional shopping and leisure destinations. Although predominantly retail orientated, it should also provide a mix of uses, broadening the range of activities available in the centre, including residential, leisure and evening activities such as bars and restaurants. This will increase the attractiveness of the centre as a place to visit within and beyond traditional shopping hours.
High Street, looking north
8.3 The larger part of the allocation, to the east of the High Street and adjoining The Old Market Centre, has potential for around 20,000 sq metres of extra retail space. To the west of High Street there is potential to provide around 12,500 sq. metres of additional retail floorspace. Part of this floorspace could alternatively be utilised for leisure/cultural uses such as a cinema or the library, which would need to relocate as part of the east of High Street proposals and which would require around 3100 sq. metres maximum 'like for like' replacement floorspace. Alternative library provision must be in place before any closure of the existing facility. Library funding should be provided by the developer of the east of the High Street allocation, the Borough Council as current landowner and the County Council as the service provider. Funding mechanisms will be set out in the Planning Obligation SPD. A range of unit sizes are required within the allocation, including large department store ‘anchors' of up to 9,300 sq. metres. This could extend onto three floors as illustrated. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 85
High Street and East Street 8
New Department Store
8.4 The area to the east of the High Street should also provide approximately 120 dwellings, public realm areas, around 440 multistorey parking spaces and public toilets, including toilets and changing facilities for the disabled. West of the High Street should provide approximately 90 dwellings and around 570 public parking spaces. On both sites the parking should include appropriate provision for the disabled and be screened on public frontages by residential or other uses.
Crescent Car Park - land to the west of High Street
8.5 Implementation of the proposals will require the demolition of Quantock House, Mendip House and the multi-storey car parks on Paul Street and along Mary Street. Maintaining an adequate amount of shopper car parking during redevelopment is a key requirement for town centre business. This is being addressed through the town centre Parking Strategy (2007). 86 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
8 High Street and East Street
View of Quantock House with Paul Street Car park behind in land to the east of High Street
Policy Hs 1
High Street - Development Content
Comparison goods floorspace will be provided, in the first instance, east and west of High Street. Only in the event of High Street proving to be unviable or undeliverable should any other large scale comparison floorspace provision (other than bulky goods) be considered on a sequential basis prior to 2016. Large scale comparison floorspace is defined as exceeding 3,000 square metres gross.
The High Street development will include:
a. a minimum of 20,000 sq m gross of additional comparison and convenience retail space east of the High Street, public toilets including disabled facilities and a minimum of 12,500 sq m gross of additional comparison and convenience retail, leisure and cultural space to the west of High Street b. approximately 120 dwellings east of the High Street and approximately 90 dwellings to the west of High Street, including 25% affordable housing c. a minimum of 440 public parking spaces to the east of High Street and 570 public parking spaces to the west of High Street d. the relocation of the Taunton library within the town centre. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 87
High Street and East Street 8
Taunton Library
8.6 Planning and development of the two sites should be undertaken as a co-ordinated whole, providing a comprehensive and complementary development on either side of High Street, generating a permeable pedestrian circuit through both sites, into High Street and integrating into the wider town centre. The land around the Old Market Centre slopes up to the south, enabling the development to be built into the slope. This will enable pedestrian access into and through the development from all adjoining streets at different levels. This would allow development on up to seven levels within part of the site and up to five above ground at the higher end of the site, towards Mary Street. Retail provision should be made at all street level frontages within the site although along Upper High Street, Paul Street and Mary Street other active frontage uses may be appropriate. Where units extend to different levels due to the sloping nature of the site, it is anticipated that they may be designed as double storey through the incorporation of a mezzanine.
8.7 The site west of High Street has no existing frontage. Improved integration into the town centre is needed through pedestrian improvements to Crown Walk and an added route, on to High Street towards the southern end of the site. Existing routes into Bath Place and The Crescent should be kept and improved to strengthen pedestrian linkages within and through the site. Buildings of between four and six storeys will be needed to create a suitable sense of enclosure and to reflect the scale of adjoining buildings. Retail or cultural activities should be provided on all ground floors fronting public routes through the site to assist vitality. To assist the critical mass required to provide a scale of development that can ensure Taunton retains its retail catchment and successfully competes with other regional centres, the allocation includes Brendon House. Design should respect the quality and character of the adjoining Crescent and Bath Place Conservation Areas.
8.8 Improvements to the Paul Street, Mary Street, Fore Street, Upper High Street and High Street public realm areas will be required as part of the development proposals, as will the creation of a new public square within the site east of High Street. Improved pedestrian and cycle access across Upper High Street into Vivary Park will also be required. Although the proposals do not require redevelopment of properties fronting High Street, the Council will actively encourage any physical improvements to the design of the buildings themselves, which could include redevelopment where appropriate. The commissioning and on-site integration of public art will be a requirement of the development. 88 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
8 High Street and East Street
8.9 Partial pedestrianisation of High Street in the 1970s now looks dated. It does not reflect the quality of the more recent pedestrian enhancements to The Parade and North Street which won a national award in the 1990s. High Street links the east and west sides of the proposed expanded shopping centre and requires enhancement. In the 1990s it was planned to enhance High Street alongside the retail proposals set out in the Local Plan, but no development has taken place. Enhancement of High Street will improve the retail attractiveness of the centre, helping to maintain Taunton's position relative to Exeter and Bristol.
Policy Hs1 (Land east of High Street)
Table 8.1 Hs1 East of High Street Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Land east of High Private TDBC Private developer Street sector investment JP Morgan Year 2009-10 Earliest likely date for submission of planning application 2010-11 Earliest likely date for commencement of development 2014 Earliest likely date for completion of development
Policy Hs1 (Land west of High Street)
Table 8.2 Hs1 West of High Street Site Delivery 2008-2026
Development Lead Agency Funding Source Landowner Proposal Land west of High Private sector TDBC Private developer Street investment Exmoor Year 2009-10 Earliest likely date for submission of planning application 2010-11 Earliest likely date for commencement of development 2014 Earliest likely date for completion of development Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 89
High Street and East Street 8
Policy Hs1 (Paul Street - junction with Mary Street and Billetfield)
Table 8.3 Hs1 (Paul St - junction with Mary Street and Billetfield)
Transport Proposal Lead Agency Funding Source Landowner Paul Street - junction LTP3 with Mary Street and Project Taunton Highway land Planning obligations Billetfield Year Revise junction layout and introduce pedestrian phases in accordance with recommendations in Taunton Access and Mobility 2013-14 Audit. Works timed to coincide with completion of the High Street retail scheme
Junction of Paul Street with Mary Street and Billetfield 90 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
8 High Street and East Street
Policy Hs 2
High Street - Design Principles
A co-ordinated and comprehensive approach to the development of these two sites is required. The design of the High Street redevelopment proposals will adhere to the following principles and be informed by and consistent with the principles of the Taunton Town Centre Design Code SPD:
a. buildings to a maximum of 5-7 storeys to the east of High Street and 4-6 storeys to the west of High Street b. permeability into both sites from all adjoining streets to assist integration with the existing streetscape and the creation of linkages and connectivity through both sites to assist ease of movement and the creation of an attractive and vibrant environment c. active frontages, including retail or leisure/cultural uses at all ground levels d. screening of all parking areas with residential or other uses e. a new public square in the east of the High Street development and public realm improvements to High Street, Upper High Street, Mary Street, Paul Street and Fore Street f. the provision of public art g. mixed use development with residential use on upper floors.
Table 8.4 Hs2 Site Delivery 2008-2026
Public Realm Lead Agency Funding Source Landowner Proposal Public funding e.g. High Street Project Taunton New Growth Point Highway land Planning obligations Year 2011 Public consultation on design options Evaluate options for cycle route between Vivary Park and Fore 2011 Steet, via Guildford Place and/or High Street Provide enhanced pedestrian crossing of Upper High Street, linking 2012-13 High Street and Vivary Park 2012-13 Remodelling of existing pedestrianised High Street area Provide cycle route between Vivary Park and Fore Street, via 2012-13 Guildford Place and/or High Street Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 91
High Street and East Street 8
High Street Retail Concept
Planning Obligations
8.10 Contributions from developers will be sought on the basis of policy Im1. Table 8.1 indicates likely priorities based on the land use mix proposed in the AAP for High Street.
Table 8.5 High Street Planning Obligations
Site Education Public Built Affordable Recreational Off-site Sustainable Training Art sports housing open space public transport and facilities realm skills
High Street
East Street
8.11 During the past twenty years there has been a steady shift of the retail core from High Street to East Street. This was prompted by the redevelopment of the County Hotel (East Street) to include premises for large 'multiple' retailers such as Marks and Spencer. Other major retailers soon followed in seeking a presence in East Street. The Town Centre Enhancement Scheme (1996) significantly improved conditions for pedestrians in the town centre, with the main works occurring in North Street and Fore Street. Unfortunately, the scheme did not extend as far as East Street.
8.12 East Street is now regarded to be at the heart of the retail core. However, the environment is dominated by narrow pavements, on street parking and vehicular traffic. 92 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
8 High Street and East Street
East Street
8.13 The recent Taunton Town Centre Access & Mobility Audit (2007) identified the following problems:
Narrow pavements with heavy pedestrian flows (this problem is particularly acute on the north side) Heavy pedestrian flows result in pedestrians often being forced to walk in the road The narrow pavements present particular difficulties to those whose mobility is impaired Lack of pedestrian crossing facilities Parked vehicles (20 minute short stay parking bays) Pedestrians crossing between parked vehicles Loading bay (south side) which is dangerous to pedestrians as it is used as a drop off point by cars, taxis and buses
8.14 In addition to the above, there is a history of accidents here, mainly involving collisions between pedestrians and vehicles.
8.15 This situation needs to be resolved by a pedestrian priority scheme that will seek the removal of the short-stay parking bays, and the introduction of both pavement widening and appropriate crossing facilities. Achieving a quality environment must be a priority for this scheme. The scheme must be regarded as an extension of the previous town centre enhancement works and as part of a wider town centre enhancement scheme delivering greater pedestrian priority at other locations such as Corporation Street, Church Square and Hammet Street (in part prompted by the completion of the Third Way – ref policy Tr7). The Town Centre Design Code SPD (para 2.28) is an important background document. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 93
High Street and East Street 8
Policy Hs 3
East Street
Environmental enhancement to East Street will be required. Any scheme will be informed by and consistent with the principles in the design code SPD. The scheme will include the following measures:
a. pavement widening b. additional pedestrian crossing facilities c. removal of short stay parking facilities d. relocation of 'Blue Badge' parking spaces.
Table 8.6 Hs3 East Street Site Delivery 2008-2026
Public Realm Lead Agency Funding Source Landowner Proposal LTP3 Other public funding East Street SCC Highway land e.g. New Growth Point Year 2010 Public consultation on design options Following completion of Third Way, widen footways, enhance paved 2011-12 surfaces and introduce landscaping Remodel junction between East Reach and Hurdle Way
Whirligig Lane area
8.16 Whirligig Lane, Hammet Street and Church Square form an important pedestrian route from the Coal Orchard and Brewhouse areas to East Street and The Parade. The importance of this route will increase as the Action Plan proposals are implemented. Hard and soft landscape improvements will be required to enhance this link for town centre users and these works will be extended along Magdalene Street to enhance the setting of the listed St. Mary Magdalene Church and Magdalene House which lie within a Conservation Area. 94 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
8 High Street and East Street
Whirligig Lane heading towards Hammet Street
Policy Hs 4
Whirligig Lane Area
Footway and carriageway enhancements will be undertaken in Whirligig Lane, Hammet Street, Church Square and Magdalene Street to provide an upgraded pedestrian route between Coal Orchard and East Street.
Table 8.7 Hs4 Site Delivery 2008-2026
Public Realm Lead Agency Funding Source Landowner Proposal TDBC Hammet Street/Church LTP3 Square/Magdalene Project Taunton Other public funding Highway land Street/Whirligig Lane e.g. New Growth enforcements Point Year 2010 Public consultation on design options Following completion of Third way, enhance footway and 2011-13 carriageway surfaces
Implementation
8.17 The Borough Council is the major landowner within the High Street allocation, owning the public parking areas and The Old Market House. Project Taunton will lead delivery of the proposals in liaison with developers and other landowners. A phasing scheme will need to be prepared and agreed to cover elements such as the library relocation and alternative Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 95
High Street and East Street 8 parking provision. This must ensure that sufficient parking spaces are available for town centre shoppers in other accessible locations whilst existing on-site parking provision is temporarily disrupted through redevelopment. Due to work already undertaken it is anticipated that the proposal will begin within five years, with private developer funding.
8.18 The details of an enhancement scheme for East Street need to be developed and assessed for funding. It is anticipated that Local Transport Plan (LTP) and New Growth Point funding will be forthcoming, although this has yet to be formally tested. In addition, any development that results in a significant pedestrian flow along East Street will be expected to make financial contributions. Funding for the enhancement works in the Whirligig Lane area will be provided by the Borough Council through receipts from the sale of town centre sites within its control.
Table 8.8 High Street, East Street and Whirligig Land areas - Delivery on site 2008-2026
2120191817161514131211100908
High Street
East Street
Whirligig Lane area 96 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 97
Transport and Mobility 9 98 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
9 Transport and Mobility
9.1 Taunton is at the crossroads of strategic road and rail networks. These reinforce Taunton's position at the centre of the South West region.
9.2 Although the Borough Council is not the statutory transport authority, it will work in partnership with the County Council and other transport providers to deliver accessibility improvements. Transport initiatives in Taunton town centre need to take forward the policies in Somerset Local Transport Plan 2006-11 (LTP2) and the Taunton Transport Strategy Review.
9.3 As development takes place in the town centre, the modal share of each form of transport needs to change so that there is more travel on foot, by bicycle and on public transport (including park and ride), with a smaller proportion of journeys being made by car. Journeys to and from Taunton town centre offer more scope for such a mode shift than those in smaller towns or rural locations. Initiatives such as the County Council's 'Slinkybus' service will play a growing part in linking less accessible areas to Taunton town centre.
Public Car Parking
9.4 The Plan aims to strike a balance between providing sufficient parking spaces to support growth of the town centre, while not encouraging unnecessary use of the private car. This will be done by restricting the level of car parking within new developments to the standards set out in Appendix 3, and providing public parking mainly to serve shoppers rather than commuters. Public parking for commuters will increasingly take the form of park and ride provision rather than spaces within the town centre itself.
9.5 Parking charges will discourage use of the car for non-essential purposes, and encourage park and ride and other modes of transport, while not penalising the town centre economy.
9.6 The Taunton Parking Strategy Review (May 2007) shows that the total number of parking spaces in the town centre is likely to fall from 5700 to 3900 over the Plan period. This is primarily because of the redevelopment of surface car parks amounting to some 2900 spaces. However, this reduction will be offset by the provision of 2000 spaces in park and ride sites at Silk Mills and near Junction 25 of the M5. The total number of spaces serving the town centre will thus remain more or less constant over the Plan period.
9.7 A series of new multi-storey car parks, screened with other development on prominent frontages, will replace some of the in-town car parks that are to be redeveloped. Particular attention will be needed to the relationship between the provision of MSCPs and the phasing of redevelopment on the major sites.
Policy Tr 1
Multi-storey Car Parks
New multi-storey car parks will be provided at Firepool, west of High Street, east of High Street and Kilkenny, with an overall total of 2000 spaces. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 99
Transport and Mobility 9
Table 9.1 Proposed Multi-storey Car Parks
Proposed car park Number of spaces Opening date
Firepool 500 2011 West of High Street 570 2012 East of High Street 440 2012 Kilkenny 600 2017
9.8 It is expected that the multi-storey car parks at Firepool, west of High Street and east of High Street will be provided by developers. The Borough Council will lead the delivery of Kilkenny, which will primarily be for rail users, in partnership with the rail industry.
Policy Tr 2
Parking in New Development
On sites allocated in this Plan, the parking standards in Appendix 3 will be applied.
9.9 Parking restraint in new development is an important means of tackling congestion and reducing greenhouse gas emissions. Taunton town centre has a relatively high level of accessibility by public transport, walking and cycling, and the parking standards reflect this.
9.10 The standards are derived from the LTP2 County-wide Parking Strategy (March 2006), and are summarised in Appendix 3, both for motor vehicles and for bicycles. On sites allocated in this Plan, they supersede those contained in Policies M2 and M4 of the Taunton Deane Local Plan.
Policy Tr 3
Smarter Choices
Developers and occupiers of allocated sites will be required to adopt travel behaviour change measures that manage the demand for car use, and maximise walking, cycling and use of public transport. 100 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
9 Transport and Mobility
9.11 'Smarter Choices' is the Department for Transport umbrella name for local programmes to promote sustainable travel choices; encourage school, workplace and individualised travel planning; improve public transport information; promote car sharing schemes; and encourage homeworking/teleworking and teleconferencing. The County Council promotes these measures locally under the 'Moving Forward' brand.
9.12 The range of measures will include:
a. Workplace and residential travel plans that maximise mode shift b. Participation in travel plan networks c. Personalised travel planning d. Car sharing, such as the Somerset Car Share Scheme e. Web-based travel information f. Cycling initiatives such as Bike2Work and free cycle repair days, and other cycling events g. Teleworking / teleconferencing / home working h. Discounted purchase of bus and rail tickets.
Smarter Choice - free bicycle service Providing for pedestrians & cyclists Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 101
Transport and Mobility 9
Policy Tr 4
Travel Plans
Where a travel plan is required, necessary measures will include:
a. appointment of a travel plan co-ordinator b. modal split targets (car/employee ratio) for non-residential developments c. monitoring and review procedures d. provision for contributions in the event that agreed targets are not met e. provisions in relation to speculative development, multi-occupation and future occupiers f. measures to manage travel generated by visitors to a site g. agreed time periods for contributions to scheme start-up costs h. in phased developments, trigger points for introduction of transport measures.
9.13 Travel plans will be required for all developments for which a Transport Assessment is necessary. They may also be required for smaller schemes which would increase the overall floor space of a larger development to above the normal threshold, or where the threshold has already been exceeded.
9.14 An interim or preliminary travel plan will normally be required before a planning application is determined. This should specify all measures to be implemented before development and occupation, and should include a framework and timetable for the final travel plan. The final travel plan will then be agreed with the initial occupier of the development and will come into effect upon occupation.
Policy Tr 5
Car Sharing
Developers of allocated sites will be required to explore the potential for car sharing schemes or car clubs in new residential developments.
9.15 Limiting the number of cars residents can own may appear to reduce the attractiveness of a development to potential purchasers/tenants. However, housing with restricted parking provision, or mixed-use development, can result in designs that have wide appeal to the market. The space that would otherwise be used for parking can instead be used to provide a higher quality environment. Availability of vehicles through a car club can be key to attracting people to the development, by assuring them that their mobility needs will be met. 102 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
9 Transport and Mobility
Policy Tr 6
Developer Contributions to Transport
Contributions from developers of allocated sites will be sought towards a range of transport measures, including:
a. travel behaviour change b. improvements to bus and rail infrastructure c. renewal of the town services bus fleet d. public transport revenue support e. the Third Way and Northern Inner Distributor Road f. improvements to the pedestrian and cycle networks identified in Policy Tr10 and in the Taunton Access and Mobility Audit g. public car parking, including park and ride.
9.16 Developers will need to contribute to the cost of transport measures. More specific information is contained in the area statements and the Planning Obligations SPD. In addition, the use of travel plans will mean that occupiers, as well as developers, share responsibility for achieving more sustainable travel patterns. Personal travel planning, aiming to change individual travel behaviour, will form a growing part of this work.
Policy Tr 7
Highway Schemes
The following schemes are programmed for construction between 2006 and 2011:
a. The Third Way Relief Road b. Northern Inner Distributor Road
9.17 A key objective is to remove as much traffic as possible from North Street, East Street and Corporation Street, so conditions can be improved in the middle of the day for pedestrians, cyclists, buses and emergency vehicles. The Third Way is fundamental to this and also facilitates the regeneration of Tangier. The Northern Inner Distributor Road (NIDR) provides strategic access to the Firepool redevelopment and additional east-west capacity for Taunton. Both schemes have been included in the Government's programme for the 2006-2011 period. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 103
Transport and Mobility 9
Table 9.1 Tr7a Delivery 2008-2026
Transport Proposal Lead Agency Funding Source Landowner Third Way SCC LTP2 TDBC Planning Obligations SCC Private owners Year
April 2008 Planning permission for construction of road 2008-09 Construction of road
Bridge Design for the Third Way
Table 9.2 Tr7b delivery 2008-2026
Transport Proposal Lead Agency Funding Source Landowner Northern Inner LTP2 Network Rail SCC Distributor Road Planning obligations Abbey Manor Year September 2008 Planning permission for construction of road Mid-2009 - 2011 Construct road 104 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
9 Transport and Mobility
Artists impression of NIDR (foreground) with new cycle/footbridge linking Chip Lane with Leslie Avenue (by Rosie Tremain for Somerset County Council)
Policy Tr 8
North Street, The Parade, The Bridge and Bridge Street
The layout of North Street, The Parade, The Bridge and Bridge Street will be revised to include additional bus stops, minor changes to footway and carriageway areas, and improved provision for cyclists.
Table 9.3 Tr8 Site Delivery 2008-2026
Transport Proposal Lead Agency Funding Source Landowner LTP3 North Other public funding Street/TheParade /The SCC Highway land e.g. New Growth Bridge/Bridge Street Point Year 2010 Public consultation on design options 2011-12 Amend kerblines and bus stop provision following completion of Third Way, and widen/ enhance footways along The Bridge and in Bridge Street (south of Wood Street). This should be undertaken in parallel with enhanced interchange at the railway station, and to permit revision to bus services to increase number of services to Firepool and railway station Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 105
Transport and Mobility 9
Cyclists in Town Centre
9.18 Once the Third Way is open, it will be possible to improve conditions for bus operation on The Parade, North Street, The Bridge, and Bridge Street (south of Wood Street). This would include provision of additional or improved kerbside stops. The problems experienced by cyclists on The Parade, who currently have to negotiate sett-paved areas, will also be addressed.
Public transport
9.19 Bus services from locations south of Taunton need to be extended northwards across the town centre to serve the strategic employment site at Firepool. To deliver a more integrated public transport system, they also need to serve the railway station. At the same time, buses from the north need to continue past the station area to serve the retail core. A high-quality bus/rail interchange is therefore needed at the railway station, together with a terminus for bus services close to the main shopping area. Proposals for the bus station are referred to in Policy G3.
Policy Tr 9
Bus Priority
Measures to assist bus operation will be introduced in East Street, The Parade, North Street, Corporation Street and Bridge Street. Future development should make provision for bus priority between The Bridge, Taunton railway station and Kingston Road.
9.20 Operating conditions for buses in the town centre are often poor, with congestion a significant problem. The Third Way will help by allowing buses to be given more priority in Corporation Street and North Street. However, priority measures also need to be extended 106 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
9 Transport and Mobility
in the core section from North Street to Firepool and the railway station. This is likely to involve improvements to existing streets, and in the longer term there is potential for a new bus priority route through the Morrisons site when it is redeveloped, and through the new Station Boulevard. In this way, near-continuous bus priority could be provided between the railway station, the major developments and the town centre shopping area.
Park and Ride
9.21 Following the success of Silk Mills Park and Ride, continued expansion of park and ride services is important to Taunton town centre. LTP2 includes £4.427M funding for the proposed Park and Ride site near Junction 25 of the M5, which will have 1000 spaces, and associated bus priority measures including East Reach Clearway.
Silk Mills Park and Ride
Walking and Cycling
9.22 An Access and Mobility Audit was carried out in Taunton town centre in early 2006. The results of this audit will guide improvements for pedestrians and cyclists. A key principle will be 'access for all' (including the mobility impaired) to buildings and sites, and in connecting sites to other parts of the town centre. The Third Way will allow significant improvements for pedestrians in Corporation Street (Policy G4), North Street and The Parade. As a key shopping street in the retail core, East Street needs to be improved with wider footways, new pedestrian crossings and removal of on-street car parking bays (Policy Hs3). Other pedestrian improvements will be possible in Hammet Street and Church Square, a Conservation Area (Policy Hs4). Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 107
Transport and Mobility 9
Policy Tr 10
Cycle Schemes
The following cycle schemes will be undertaken:
a. completion and upgrading of the north and south bank riverside paths for shared use by pedestrians and cyclists b. creation of cycle route between Vivary Park and Fore Street via Guildford Place and/or High Street c. construction of cycle/pedestrian bridge across the railway east of Taunton station d. improvements for cyclists at the junction of Station Road, Staplegrove Road and Wood Street e. provision of additional cycle parking at suitable locations throughout the town centre.
Table 9.4 Tr10 Site Delivery 2008-2026
Transport Proposal Lead Agency Funding Source Landowner LTP2, LTP3 Other public funding Highway land Cycle Schemes SCC e.g. New Growth Private owners Point Planning obligations Year 2009-11 Completion of south bank path between Tangier and The Bridge as part of Goodland Gardens enhancements 2009-11 Construction of new section of north bank path within Firepool as part of the Riverside proposals 2011-16 Improvements to existing south bank path through Coal Orchard, past the County Ground and in Firepool, linked to development proposals Progressive completion and upgrading of the north bank riverside 2011-16 path, as development proceeds, for shared use by pedestrians and cyclists 2011-12 Remodel junction between Staplegrove Road and Station Road to include signalised pedestrian and cycle crossings and provide contraflow cycle lane in Wood Street 2012-13 Provision of cycle route(s) between Vivary Park and Fore Street via Guildford Place and/or High Street 108 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
9 Transport and Mobility
Transport Proposal Lead Agency Funding Source Landowner 2012-13 Construction of cycle/pedestrian bridge across railway east of Taunton station 2016 onwards Completion of link from Morrison's to Bridge Street as part of redevelopment proposals
9.23 Existing levels of cycling in Taunton are high by national standards, but there is scope for further increase, given that many journeys are less than 2 miles long. Some parts of the town centre have poor cycle access. To improve this, the Action Plan aims to fill in missing links in the cycle network - for example, by tackling 'difficult' road junctions and completing the riverside paths in Tangier and Firepool. A new bridge across the railway, linking Firepool to North Taunton, is essential to connect disadvantaged areas with employment and other opportunities in the town centre.
9.24 There is a shortage of cycle parking in many parts of the town centre, and additional stands will be progressively introduced over the Plan period.
Policy Tr 11
Signing
A comprehensive signing scheme will be introduced in the town centre to assist pedestrians and cyclists.
9.25 The design of pedestrian direction signs will be co-ordinated with other street furniture through the Taunton Town Centre Design Code SPD. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 109
Transport and Mobility 9
Table 9.5 Transport and Mobility - Delivery on site 2008-2026
2120191817161514131211100908 Third Way
NIDR
South bank riverside path North bank riverside path Signing scheme Additional cycle parking Firepool MSCP Corporation Street North Street/Parade/The Bridge/Bridge Street East Street Staplegrove Road/Station Road cycle facility Vivary Park - Fore Street cycle route Cycle/pedestrian bridge over railway east of station Bus/rail interchange East of High Street MSCP The Crescent MSCP Bus station enhancements Kilkenny MSCP 110 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 111
Waterways and Flooding 10 112 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
10 Waterways and Flooding
Flooding
10.1 The River Tone passes through the centre of Taunton. Significant parts of central Taunton are at risk of flooding, and these include three of the four major sites for regeneration. The extent of the floodplain (1 in 100 year event plus climate change) is shown on the Proposals Map.
10.2 In response Project Taunton commissioned a Flood Risk Management Statement for Taunton (2006). This has identified solutions, involving a combination of off-site flood storage facilities and the on-site raising of ground levels, which will enable the town centre sites to be redeveloped. The flood storage facilities must be completed before the regeneration sites are developed. Land at Long Run Farm has been purchased to provide flood storage for Firepool, the Third Way scheme and part of Tangier. Excavated soil from the flood storage area will be disposed of on nearby fields outside the 1 in 100 year floodplain. Further flood storage for the remaining parts of Tangier and Tesco can be provided by the provision of a flood detention reservoir on Sherford Stream near Wild Oak Lane
10.3 There is potential in Goodland Gardens to set back the flood defences behind the Mill Stream, to create a clear view down to the river from the gardens and introduce an improved access down to the river.
10.4 Forward funding essential infrastructure is an important issue and imposes an additional burden on sites that are already costly to develop. The Council has commissioned a Strategic Flood Risk Assessment (2007) for the whole of Taunton Deane as part of the baseline work that underpins the Local Development Framework. All development proposals must comply with the requirements of PPS25.
Flooding of fields behind French Weir Park Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 113
Waterways and Flooding 10
Policy F 1
Developments within the Floodplain
All developments within the floodplain will be required to agree measures to mitigate flood risk before development is commenced and implement them before the development is occupied.
Table 10.1 F1 Site Delivery 2008-2026
Waterways Proposal Lead Agency Funding Source Landowner Replacement flood Environment Agency Project Taunton TDBC storage Other public funding Private owners e.g. New Growth Point
Planning obligations
Year 2008 Long Run Farm plain reprofiling - design and construction 2009-10 Long Run Farm environmental enhancement 2009-10 Wild Oak Lane flood storage reservoir - appraisal and Environmental Assessment 2010-11 Design of Wild Oak Lane flood storage reservoir and land purchase option 2011-12 Wild Oak Lane - detailed design and planning consents 2012 onwards Wild Oak Lane - land purchase and construction
The River Tone at the Heart of the Town Centre
10.5 The river, canal and other waterways in the town centre present an opportunity to enhance the attractiveness of the town centre regeneration and unify sites. In the past developments have turned their back on waterways, but one of Project Taunton's aims is to put the river at the heart of the town. A River Tone Enhancement and Weirs Study has identified as a priority the reconstruction of Firepool Weir. Waterways are an important element of open space provision in the town centre which can help promote healthy lifestyles and provide sustainable transport networks. 114 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
10 Waterways and Flooding
10.6 The river, canal and other waterways are important wildlife habitats, mostly designated as Local Wildlife Sites, harbouring notable species, including some European Protected Species. Development should be very sensitively designed and carried out to minimise impact on biodiversity. There are opportunities to improve tree cover and bankside vegetation throughout the river corridor by using soft engineering options to enhance biodiversity.
10.7 The Tone through Taunton is probably the town's greatest open space asset. It is important that spaces either side of it are co-ordinated, to knit together materials and species as a whole. The careful selection of suitable tree species would contribute to the 'Tree Town of the South West' concept. A limited palette of paving materials, lighting, signing and street furniture will link and unify sites to form a continuous corridor.
Improving the setting of the River Tone (LDA Design)
10.8 The existing weirs at Firepool and French Weir need to be replaced. Engineering options are the refurbishment of the French Weir structures or to remove the weir, construct a new channel for the River Tone upstream, a new sluice gate for the Mill Stream and a new lock to enable navigation in the existing river channel upstream. There is potential for a marina of between 50 and 100 berths upstream of French Weir in the green wedge. Vehicle access is necessary for maintenance of the river banks, weirs and structures. Landscaping will be required to mitigate landscape impact on the green wedge and from the public footpath alongside the river.
10.9 The height of the replacement weir at Firepool could lower water levels by 200 mm to improve the headroom under the town bridge and assist navigation. The Taunton/Bridgwater Canal has been restored to navigation and is a County Archaeological Site. Engineering options are to refurbish or to reconstruct Firepool weir on a new alignment, possibly incorporating hydro power generation. Improved weir design and reduced channel width could reduce the amount of silt that accumulates and enable debris to be flushed through at times of high flow. There is potential to improve navigation including a lock from the canal to the river and new moorings through Taunton with better pedestrian access and less steep channel sides.
10.10 Engineering options for the Mill Stream are to: refurbish the existing Mill Stream outlet structures; remove the outlet structures altogether; or shorten the Mill Stream to divert it back into the River Tone before it flows into Goodland Gardens, keeping the lower section as an ornamental body of water in front of Taunton Castle. The design would need to take account of the European Protected Species using the area. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 115
Waterways and Flooding 10
10.11 The existing slipway alongside Lidl could be re-oriented. The canoe club building at Firepool and the canoe store at Tangier Scout and Guide Centre are likely to be affected by redevelopment proposals and the Third Way respectively. Replacement slipways and canoe facilities need to be provided. There is potential to construct a white water canoe chute at Firepool to provide access to the downstream River Tone channel. Weir structures need to include new fish passes for coarse and salmonid fish species. The provision of angling areas, including provision for disabled angling stations, is desirable in appropriate locations.
10.12 The river banks must be designed to provide for wildlife use through a mix of hard surfacing and soft landscaped areas, with an appropriate buffer maintained between the water and any hard surfacing. Sensitive recreational use of the river and riverbanks will be important. The existing footbridge and pedestrian facilities at Goodland Gardens do not provide wheelchair access. New footbridges will be required at French Weir, Goodland Gardens and Firepool. Pedestrian and cycleway opportunities along the south bank of the river require improvement. In some areas building out the walkway over the waterfront with a boardwalk could be considered.
Leisure activity on the River Tone
Policy F 2
Developer Contributions to Waterways and Flooding
Contributions will be sought from developments in Taunton towards the enhancement of the river corridor and implementation of schemes to manage the flow and enhance navigation, environmental, public access and public safety opportunities identified in the River Tone Enhancement and Weirs Study. 116 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
10 Waterways and Flooding
Table 10.2 F2 Site Delivery 2008-2026
Waterways Proposal Lead Agency Funding Source Landowner River corridor Environment Agency Waterlinks Bid Environment Agency enhancement Project Taunton
Other public funding e.g. New Growth Point Planning obligations
Year 2008-10 Appraisal and Environmental Assessment for replacement of Firepool Weir 2010-11 Detailed design, planning consent etc. for Firepool Weir replacement 2009-12 Strategic EIA, appraisal and design of River Tone and Mill Stream enhancements 2010-11 Appraisal and Environmental Assessment for replacement of French Weir 2012 onwards Detailed design and construction of French Weir replacement 2011 onwards Reconstruct Firepool Weir 2012 onwards Implement River Tone and Mill Stream enhancements Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 117
Excellent Development 11
Early visioning of Somerset Square (LDA Design) 118 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
11 Excellent Development
Design
11.1 The Borough Council strives to be an exemplar authority, creating a built environment for living, working and recreation at the forefront of design and sustainability. This is a theme of Project Taunton and is in keeping with the town's status as a major growth point and hub for the region.
11.2 The scale of development opportunities identified in this AAP requires a high-quality approach to all aspects of the overall design, including height, scale, massing, materials, frontage treatment, servicing arrangements, ease of access and future adaptability as integral elements of the design process. In some areas an innovative approach to building design will be encouraged whilst in others it will be more important to reflect the existing historic character. Public spaces between buildings and streets are also important to provide an attractive sense of place and designed to minimise the opportunities for crime. The policies and text in the AAP set out the basic design requirements for town centre redevelopment opportunities. These are amplified in the Taunton Town Centre Design Code SPD which focuses on the key principles of sustainable place making set out in CABE's 'By Design' publication: Character, Continuity and Enclosure, Quality of the Public Realm, Ease of Movement, Legibility, Adaptability, Diversity, Urban Structure and Grain, Landscape, Density and Mix, Scale/Height/Massing and Appearance/Details/Materials. The SPD should be used in the formulation of development proposals and will be a key tool in the Council's assessment of the acceptability of any submitted scheme.
Policy ED 1
Design
New development on allocated sites will be designed to be appropriate and sensitive to its context, with decisions informed by relevant policies and text in the Action Plan and the Town Centre Design Code Supplementary Planning Document. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 119
Excellent Development 11
Taunton Design Code SPD
Public Art
11.3 The Borough Council promotes and supports excellence in public art as an integral element of the design of buildings and development and enhancement of the public realm. The Council will seek to ensure that developers commission an experienced public artist to deliver a work of public art to a brief agreed with the Borough Council within sites and locations identified in the Design Code SPD. If this is not achieved or the site has not been identified in the SPD, one percent of development costs will be secured towards the provision of public art and enhancement of the public realm on all residential schemes over 15 units or commercial development (retail, leisure or employment) in excess of 2500 square metres gross. Provision shall also be made for community consultation and maintenance.
Policy ED 2
Public Art
All developments on allocated sites in excess of 15 residential units or 2500 square metres (gross) of commercial floorspace will be required to contribute towards the provision of public art and public realm enhancements through either a commuted sum or by commissioning and integrating public art into the design of buildings and the public realm to the value of one percent of development costs. Locational decisions for public art will be informed by the Design Code SPD.
Mixed Use
11.4 Within these design principles stated above, the town centre will be characterised by a mix of uses, rather than by large areas of mono-use or single activities. The range of uses will accommodate the needs of a variety of people from the elderly and disabled to families and youth. It is important to encourage a mix of uses that support activity by day and night. Active ground floor uses in key areas and frontages will be required, for example shops, cafes, bars and similar activities, to encourage movement through the street and add to the vitality and viability of the area. This will require the co-ordination of planning and other 120 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
11 Excellent Development
services such as Environmental Health, Licensing and the Police to ensure that any proposed mix of uses does not impact unreasonably on the amenity or security of other/adjacent occupiers and users.
Policy ED 3
Mixed Use
The major regeneration sites identified in the Action Plan will all be required to incorporate a mix of uses. Individual proposals forming part of a larger site must make provision for active ground floor frontages along major routes and street corners, as indicated on the Proposals Map. These will be informed by the Design Code SPD.
Density
11.5 A key objective of government policy on sustainability is the prudent use of natural resources, including land. Raising densities of development in areas of high accessibility such as town centres is an important element in meeting this objective. The riverfront areas in particular are characterised by low density, dispersed large single storey warehouse type structures, set within large surrounding areas of surface car parking, more characteristic of out of centre developments. These provide no opportunities for mixed use and have had little regard to the historic grain of the town, resulting in very poor visual quality in terms of streetscape and compatible materials in construction. This approach to development will no longer be acceptable, and all buildings must be built to at least two storeys in height with buildings fronting streets and public spaces.
Policy ED 4
Density
All new buildings on allocated sites will be constructed to at least two storeys in height and directly front streets and public spaces in order to promote the efficient use of land and to complement the historic grain of the town.
Combating Climate Change
11.6 The re-use of vacant and under-used buildings can save on the level of carbon emissions that may be generated from the construction of building materials and transportation to a development site. Whilst in principle, re-use of existing buildings may be encouraged, the design and quality of many existing buildings may not be suitable for re-use and their visual appearance may detract from the character of the area. The Borough Council will require that new and refurbished buildings are designed and constructed in a sustainable manner in order to meet the challenge of climate change. Applicants will need to demonstrate their commitment to reducing the environmental footprint of their development by adopting Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 121
Excellent Development 11 a range of measures, including sustainable construction techniques, building waste recycling and reduction opportunities, water and energy efficiency and management, use of renewable energy and adaptability to climate change. In order to achieve this the Council will as a minimum, apply policies G and RE5 of the Regional Spatial Strategy in the determination of development proposals. These policies seek to introduce carbon reduction levels in residential properties at an earlier date than envisaged by central government and introduce carbon reduction requirements for non residential buildings.
11.7 On sites controlled by the Borough Council there is an expectation that the requirements of policy ED5 will be exceeded and carbon neutrality sought.
Policy ED 5
Combating Climate Change through New Development
The Borough Council will apply the principles and requirements of policies G and RE5 of the Regional Spatial Strategy in the consideration and determination of proposals for development of new/refurbished buildings on allocated sites.
Off-site Public Realm Enhancements
11.8 Off-site public realm enhancements are an important element in the overall regeneration of the town centre. Although many areas lie beyond the sites proposed for major change they are already frequently used by the public, forming important pedestrian linkages between these sites. Frequency of use of these routes will increase as development proposals proceed. It is considered reasonable that major site allocations contribute towards the cost of enhancing these popular routes, thus improving the overall quality of the town centre, making it a more attractive place to visit. Developer contributions towards off-site funding of the following routes and public spaces will be set out in the Planning Obligations SPD: Castle Green, Tower Street, Goodland Gardens, High Street, Upper High Street, Mary Street, Paul Street, Fore Street, North Street, The Bridge, Bridge Street, Station Road, Lower Middle Street, Whirligig Lane, St James Street, Hammet Street, Church Square, Magdalene Street, East Street and Corporation Street.
Policy ED 6
Off-site Public Realm Enhancements
On allocated sites developers will be required to financially contribute to off-site public realm enhancements in areas identified through the Action Plan policies. 122 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 123
Training and Skills 12 124 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
12 Training and Skills
Introduction
12.1 The Town Centre Area Action Plan has an important role to play in helping to deliver on a range of local employment priorities. These include:
Providing a broader range of jobs, and particularly jobs within creative industries and the knowledge sector so helping to improve local pay Provision of training and generally helping to improve the range of local skills Helping deprived communities with access to employment and training.
Training & Skills
12.2 Improving skills for those in work and reducing worklessness is a priority within the Somerset Local Area Agreement (LAA). The LAA identifies deprived communities as being a particular area of focus for action. At the local level, the Taunton Deane Sustainable Community Strategy (SCS) prioritises the need to address low wage levels and low skills levels.
12.3 These priorities are consistent with the draft Taunton Deane Economic Development Strategy (EDS). Both the SCS and EDS note that particular focus should be given to North Taunton and Taunton East, both of which demonstrate levels of multiple deprivation within the top 25% in England. This deprivation is exacerbated by the low wage / low skills character of the local economy.
12.4 The priorities within the SCS are to be addressed by specific actions. These actions seek to:
maximise the potential to create high wage, high skills jobs (within the private sector and especially creative industries / environmental technologies-based industries; ensuring joined up working between public, private and voluntary sectors to maximise the benefits for local people of major projects and developments (e.g. Project Taunton); and bring about a greater proportion of local people employed within the construction phase of major projects in the Borough receiving work-based skills training.
12.5 Both the SCS and the EDS identify a need to work with Project Taunton to develop a Local Work & Skills Project to ensure that work opportunities and training is provided to local residents and particularly those from North Taunton and Taunton East.
Taunton Skills Academy for Construction
12.6 Taunton Deane Borough Council and Project Taunton (along with support from other key partners) have approved the establishment of a 'Taunton Skills Academy for Construction'. This would be one of a select number of academies under the National Skills Academy for Construction (NSAfC) initiative. It would be developed in association with the NSAfC partnership consisting of ConstructionSkills, SWERDA, Local Skills Council (LSC), Job Centre+ (JC+), further and higher education, and industry. Key attributes of such academies are: Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 125
Training and Skills 12
Becoming a Centre of Excellence for work based learning, creating a new benchmark in supporting the delivery of high quality learning and development for the full range of skills engaged in construction Being driven by employers who would engage in the development of training and development plans for each project, develop initiatives to meet training and development needs and provide financial and/or in-kind support to address skills issues Providing strong community links and provide training and learning opportunities for local people to engage effectively in construction as a career; from school, college, unemployed, disadvantaged areas and the non-traditional construction workforce such as women and ethnic minorities Providing a more flexible approach to training and learning provision which could be provided via a range of facilities such as: on-site training, using mobile training vehicles and local school, college and higher education provision The ability to capture the lessons learned on each project as each project proceeds, such as logistics techniques, modern and sustainable methods of construction and other leading construction techniques such that the partnership can share these lessons with the Academy network.
Somerset College - a local provider of construction related training
12.7 In practical terms, developers and relevant partners* will work to achieve the following:
Develop the town centre regeneration programme as a Skills Academy project in accordance with the principles and attributes outlined above. Work with a lead contractor to facilitate and lead a NSAfC hub (including on-site town centre training facilities) and execute a training and development plan through a project co-ordinator, the post being funded by Construction Skills Work with the NSAfC partnership to develop a high level skills plan that details the training and development needs of Taunton Ensure that all local funding supports the aims and objectives of a Taunton Skills Academy for Construction Ensure the use of local companies for both procurement and the building supply chain is maximized Ensure that local residents, especially those in disadvantaged communities, are given employment priority and training Involve the Genesis Project (Somerset College) to share best practice in sustainable construction methods. 126 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
12 Training and Skills
Construction works at the County Ground
Policy TS 1
Training & Skills
The Borough Council and its partner organisations will work with developers and contractors on allocated sites to secure job sustainability in construction industries by improving local skills. The following will be undertaken:
a. Developers and partners will work together to ensure that an optimum proportion of construction related jobs are sourced from within the local area b. Developers and partners will be required to invest in relevant training schemes for construction and/or allied trades skills and learning that provides for individual local workers to achieve industry accreditation and employment.
12.8 Policy TS1 is applicable to all allocated sites within the TCAAP. Its delivery will be secured through a Section 106 agreement that shall require the developer and partners to prepare and agree the content of the following prior to commencement on site:
12.9 Construction-related training will be provided on-site, and provide opportunities to develop skills from basic through to advanced. Delivering training and skills to residents of North Taunton and Taunton East needs to be considered alongside the need to improve access between these areas and the town centre (refer to Chapter 9).
12.10 It will be a central feature of this policy that local Community Development organisations should be both a potential deliverer of 'base level' work readiness training where this is appropriate, as well as the provider of services to developers to attract and recruit a potential workforce pool for consideration by site developers. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 127
Phasing 13 128 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
13 Phasing
13.1 The Action Plan proposes major developments across the town centre and includes complex transport schemes as well as land development projects. The Plan covers the period 2006-2026 and its proposals will be phased within this time-frame.
13.2 Although the precise timing of some events is uncertain, there is usually a clear sequence of actions. For example, on sites in the floodplain, development is reliant on alleviation measures being provided. Another example is the High Street retail development, which relies on existing occupiers, such as the public library, first being relocated.
13.3 Key infrastructure projects, notably the Third Way and Northern Inner Distributor Road, will be short-term priorities because other actions depend on them. 'Short-term' is likely to mean in the period to 2011. For example, once the Third Way has been opened, improvements for pedestrians, cyclists and buses can be introduced on the main town centre streets. Some developments already have planning permission, such as the housing and employment uses at Firepool Lock, and housing in Tangier on the former gas works. Other proposals, such as development at the Cricket Club and the Riverside area at Firepool, are also actively progressing, and are expected to start before 2011.
13.4 In terms of development, early priorities are the strategic employment site at Firepool and the High Street retail scheme. The new employment and retail space, which these sites can provide in sustainable locations, are key to regenerating the town centre and meeting the needs of Taunton’s growing population over the Plan period.
13.5 The Plan is required to set out the details of how and when its housing proposals will be delivered. Relevant information, including a housing trajectory, is contained in Appendix 5.
13.6 Multi-storey car parks (MSCPs) are going to be needed sooner in areas where the existing surface car parks are about to be developed. The MSCPs at Firepool and High Street are therefore likely to be needed in the short to medium term. Other development schemes are less dependent on provision of new MSCPs, although alternative transport measures, such as travel plans, park and ride, cycling or public transport, may still be necessary before they can proceed.
13.7 Sites in private ownership on the north bank of the river are likely to be developed after those at Firepool and High Street. This implies some time after 2011, although action to start the process, such as further work on urban design and commercial feasibility studies, is likely before then. Relocating existing occupiers is an issue in some cases, but the sites are important, both to provide extra floorspace that will be needed later in the Plan period, and potentially to relocate occupiers displaced from elsewhere .
13.8 The timing of projects, especially for public space, leisure and culture, will depend on resources. Flexibility is needed to respond to funding opportunities and to allow time to put together funding packages. Phasing is not meant to be a rigid blueprint, and the Borough Council will adopt a positive approach where developers wish to progress schemes earlier than anticipated. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 129
Implementation 14 130 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
14 Implementation
14.1 A range of actions must be taken to deliver the development and transport schemes proposed for Taunton town centre. The lead role is being taken by Project Taunton, which includes representatives from the Borough Council and the Regional Development Agency (SWRDA). The County Council and Environment Agency are equal partners and other service providers are represented within the Taunton Deane Local Strategic Partnership. Taunton Deane Borough Council remains the local planning authority.
Feasibility Studies
14.2 Further urban design and development feasibility studies will be commissioned as necessary to help bring forward sites for development.
Planning Obligations
14.3 ‘Planning obligations’ will be negotiated from developers under S106 of the Town and Country Planning Act 1990 (as amended by S12 of the Planning and Compensation Act 1991). They provide a means of ensuring that developers contribute towards the infrastructure and services that are needed to deliver the Action Plan proposals. Planning obligations made under S106 comprise both obligations and unilateral undertakings.
14.4 Government advice on the use of S106 is contained within Circular 5/05 ‘Planning Obligations’ (Office of the Deputy Prime Minister, July 2005). Circular 05/2005 states that planning obligations must be:
Relevant to planning Necessary from a planning policy context Directly related to the proposed development Fairly and reasonably related in scale and kind to the proposed development Reasonable in all other respects.
14.5 Planning obligations can be used generally to secure development which is acceptable in terms of planning policy through prescription of set standards, e.g. affordable housing targets. They can also be used to mitigate the impact of development, especially in relation to the need for infrastructure. Planning obligations can also be used to compensate for the loss of an existing resource and as commuted sums towards the cost of maintaining defined facilities.
Overall Approach
14.6 The approach adopted towards planning obligations for Taunton town centre will follow the detailed service based policy, described in Circular 05/05. The Planning Obligations SPD will provide full details, but the Action Plan sets out the general policy that will apply in respect of planning obligations on sites within Taunton town centre.
14.7 Individual town centre developments will be expected to mitigate their impact through site-specific obligations, negotiated on a scheme-by-scheme basis. Earlier sections of this Action Plan have outlined the likely obligations to be met by the allocated sites. In addition, town centre sites (whether allocated or not) will be expected to contribute to a range of services and facilities necessary to deliver town centre improvements that benefit the community as a whole and the individual sites within the town centre. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 131
Implementation 14
Policy Im 1
Priorities for Developer Funding
Developers of allocated sites will be expected to contribute towards the cost of the following:
a. Flood alleviation b. Highways c. Sustainable transport d. Public car parking e. Affordable housing f. Community facilities g. Public realm improvements h. Public art i. Recreational open space (including play provision) j. Built sports facilities k. Education l. Training & skills m. Waste management and recycling n. Wildlife habitat enhancement o. 'Green' infrastructure p. Administration of planning obligations
14.8 Where development is sufficiently viable, contributions to other elements, such as cultural facilities, will also be sought. Venues such as theatres and art galleries all increase the 'offer' that Taunton can provide and increase its attraction as a place to live and work.
Residential Development
14.9 Residential development in Taunton town centre will normally have to provide affordable housing, and contribute in proportion to the need for education, play areas and open space, and travel demand management.
14.10 Affordable housing will be sought on the basis set down in Policies H9 and H10 of the Taunton Deane Local Plan. However, in view of the scale of the affordability problem within the Borough, the Council has resolved to apply the national minimum size threshold of 15 dwellings set by PPS3, rather than the 25 referred to in the Local Plan.
14.11 The Local Plan contains an indicative target of 25% affordable dwellings for the allocations at Firepool and Tangier. Experience of dealing with planning applications on parts of those sites has demonstrated that this is a realistic target, so it is retained and extended to other sites in this Plan. 132 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
14 Implementation
14.12 By setting the target at 25% the Council has sought to take account of the costs of developing these brownfield sites and of meeting other planning objectives such as high standards of materials and design, including the public realm, and renewable energy generation. Where public subsidy is being sought, the Housing Corporation will require a financial appraisal of the development, to demonstrate the need for the subsidy. If a developer is unwilling to submit to an appraisal there will be an expectation that the affordable housing will be provided without it. A financial appraisal based on robust evidence will also be needed when a developer is seeking, on viability grounds, to reduce the proportion of affordable housing being provided.
14.13 The size, type and tenure of the affordable housing on any site will be subject to negotiation at the time the site comes forward for development. Account will be taken of the most up-to-date assessment of need, the nature of the particular development, and viability considerations
14.14 Although much of the affordable housing is likely to be delivered by Registered Social Landlords, in particular the Council's partnering RSLs, it is likely that some will be provided by other means as the Government encourages greater diversity of providers in an attempt to increase output. Social rented and shared ownership/equity properties are most likely to be provided by RSLs, but discounted market housing that meets the Council's affordability criteria is more likely to be sold directly by developers or other non-RSL organisation.
14.15 Contributions to open space will be sought from residential developments in line with the current relevant strategies. Where provision cannot be made on site, contributions will be used to provide appropriate open space elsewhere in the town and/or to seek improve existing open spaces to meet the needs of residents. These will normally be within 300m of the development for small children's play, and 1200m for teenage provision.
Commercial Development
14.16 Planning obligations for commercial uses will normally relate directly to the development of the site in question. In these cases, the planning obligation will seek to ensure proper planning and implementation of high quality development, including sustainable design and construction, and infrastructure, services and high quality public realm in and around the site.
Policy Im 2
Approach to Viability
Developers will be required to produce satisfactory evidence in cases of alleged non-viability, and meet the costs of independent verification.
14.17 If there is clear evidence that the viability of a scheme is compromised such that it cannot go ahead, the Borough Council will take account of this in assessing the level of obligations that individual schemes are to meet. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 133
Implementation 14
Pooling of Contributions
14.18 The Borough Council may collect contributions from more than one development which are then 'pooled' to address the cumulative impact of a number of developments. Pooled contributions may be particularly important in meeting the need for improved public realm, enhanced open space, sustainable transport measures and large-scale new facilities. A clear audit trail will be demonstrated between the contribution made and the infrastructure provided.
Forward Funding
14.19 Opportunities will be explored for forward funding of infrastructure. SWRDA has made a joint approach with SEEDA to the Government to set up a Regional Infrastructure Fund (RIF) which could undertake the role of 'banker', with funding being clawed back from subsequent developments. If RIF proceeds, the Borough Council will look for opportunities to use this approach in Taunton town centre.
14.20 The Borough Council will also aim to secure funding from the New Growth Point scheme for projects which cannot be funded from development or from other sources.
Contributions from developments outside the Action Plan area
14.21 Creating an attractive higher order town centre is part of the vision for Taunton, securing a higher quality of life which is necessary for major growth to be successful. Taunton town centre provides services for the whole of Taunton Deane and beyond. Where there is a functional or geographical link, development elsewhere in the Borough will also be expected to contribute to the costs of town centre infrastructure and services. These contributions will be secured through the Planning Obligations SPD, prepared as part of the Local Development Framework.
Land Assembly
14.22 The Borough Council will use CPO procedures to assemble sites where there is no realistic alternative.
14.23 Although the Borough Council owns much of the land needed in the town centre, some key sites are in private ownership, and the Council may sometimes need to use compulsory powers to assemble sites. In addition, SWRDA is funding the Council's purchase of land for the Firepool development, with negotiations carried out by Project Taunton. 134 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 135
Monitoring Framework 15 136 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
15 Monitoring Framework
The Connection Between Objectives And Policies
15.1 The policies contained within Chapters 4 to 12 flow from the 'objectives' that are identified within Chapter 3. Appendix 7 demonstrates the links between objectives and policies.
15.2 To monitor the implementation of the Area Action Plan, a series of indicators have been derived. These seek to measure the effectiveness of the policies within the Area Action Plan. The indicators have therefore been derived to monitor performance in relation to the nine Area Action Plan objectives, as described in Section 3 and repeated below.
15.3 Where possible the indicators selected correspond with those specified by Government as Local Development Framework Core Output Indicators and will therefore already be collected for the whole Borough by the Council (these are indicated by an asterisk *).
15.4 The performance of the TCAAP will be measured against the 49 indicators and associated targets that are set out below. Progress against each will be recorded on a regular basis within a ‘TCAAP Monitoring Report’ to be first published in 2010.
Plan Objectives and Output Indicators
Plan Objective 1
A regenerated town centre that attracts residents from all parts of the Borough, as well as visitors from within the South-West region and beyond
The regeneration of the town centre will facilitate Taunton achieving status as a Strategically Significant Town, in compliance with the Regional Spatial Strategy The town centre will appeal to a wide range of people of different ages, cultures and groups The town centre will provide for and attract visitors to the wider area, including Wellington and the rural hinterland
Table 15.1 Plan Objective 1 Indicators and Targets
Indicators Targets 1. Number of people using the town centre Increase of 5% between 2008 and 2012 (pedestrian footfall surveys) 2. Perceptions survey Residents, business, and visitors perceptions to have improved by 2012 3. Successful regeneration of the town centre In accordance with the detailed phasing programme Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 137
Monitoring Framework 15
Plan Objective 2
A strategic employment location offering a wide choice of jobs
The town centre will provide 80,000 sq m of new business development that fosters enterprise and skills development and provides enhanced, diversified and better paid employment opportunities Training and employment opportunities will be offered to disadvantaged communities
Table 15.2 Plan Objective 2 Indicators and Targets
Indicators Targets 4. Amount of floorspace developed for Provision of completed employment employment by type: B1(a), B1(b), B1(c), B2 development at all Firepool sites by 2021 and B8* 5. Business confidence in the TCAAP area Improvements year by year in business confidence 6. Number of people employed within the An increase in the number of people town centre employed within the town centre between 2008-2011 7. Average weekly earnings Targets to be set within the Sustainable Community Strategy 8. Number of local people entering Improvements year by year construction related training (National Skills Academy)
Plan Objective 3
A strategic retail centre offering a comprehensive shopping experience
The town centre will be the priority location to accommodate the required additional floorspace identified in the Retail Capacity Study The town centre's regional retail ranking will be maintained There will be diverse and frequent outdoor markets There will be an expansion of specialist niche shopping outlets 138 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
15 Monitoring Framework
Table 15.3 Plan Objective 3 Indicators and Targets
Indicators Targets 9. Amount of completed retail floorspace* Provision of completed retail development at High Street (East and West), St James Street, Firepool and Tangier by 2016 10. Retail ranking Maintain position in the South West compared to 2008
Plan Objective 4
A centre of excellence for leisure, culture and the arts
The Brewhouse Theatre will be enhanced and extended Somerset Museum will be enhanced and extended A new relocated library will be provided A new relocated public swimming pool will be provided Public art will be provided within major development sites The redevelopment of the Somerset County Cricket Ground will provide an international standard cricket facility together with a new indoor cricket school, apartments, leisure and conference facilities Development sites and areas of public space will provide opportunities for play and recreation
Table 15.4 Plan Objective 4 Indicators and Targets
Indicators Targets 11. Amount of completed leisure floorspace Provision of completed leisure developments (class D2)* at Firepool (policy FP1), Somerset County Cricket Club (policy Cr1), and Wood Street (policy Tg1) 12. Number of new leisure developments that No out of centre major travel generators constitute major travel generators 13. An enhanced and expanded Brewhouse To be completed by end 2012 Theatre 14. An enhanced and extended Taunton To be completed by end 2011 Museum 15. A relocated library To be open in the town centre by end 2012 16. A relocated swimming pool To be open in the town centre by end 2016 Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 139
Monitoring Framework 15
Indicators Targets 17. Increased spectator facilities at Somerset First phase to be completed by 2009 County Cricket Club 18. Implemented public art schemes Each major development to have an element of public art
Plan Objective 5
A town centre that maximises the potential of the River Tone
All development adjoining the River Tone and its environs will be of exceptional design quality, befitting the unique opportunities provided by the waterside setting Improvements to bankside vegetation and tree cover will be incorporated into the design of development that adjoins the River Tone, in order to maintain and improve biodiversity including the presence of European Protected Species and other important species The enjoyment of the River Tone will be maximised through improvements to navigation and the creation of adjoining public spaces that provide for play, leisure, and recreation There will be provision for better public access to the waterside, together with an improved maintenance regime
Table 15.5 Plan Objective 5 Indicators and Targets
Indicators Targets 19. Number of Daubenton's bats using the Maintain and enhance the existing population River Tone of Daubenton's Bat within the environment of the River Tone compared to 2008 data 20. Presence of otters within the environment Maintain and enhance the presence of otters of the River Tone within the environment of the River Tone compared to 2008 data 21. Additional riverside walkways and bridges In accordance with the Action Plan, by end of 2012 22. Provision of replacement weirs at Firepool By end of 2016 and French Weir 23. Water quality Maintain water quality 24. Use of River Tone for renewable energy To promote the use of the River Tone for renewable energy within appropriate development proposals 140 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
15 Monitoring Framework
Plan Objective 6
A town centre that is well connected and less congested
A comprehensive and integrated footpath and cycleway network will be provided, together with improved signage and cycle parking facilities The bus station and other waiting facilities will be enhanced to make them attractive, comfortable and convenient Improved bus services that are reliable, convenient, frequent, direct and that provide better connectivity with rail services Implementation of a car park strategy that reduces the amount of town centre commuter parking whilst maintaining good access for short stay shoppers and visitors Delivery of the Third Way Inner Relief Road and the Northern Inner Distributor Road Implementation of further pedestrian priority and enhancement schemes within the town centre Access from disadvantaged communities to the town centre will be improved
Table 15.6 Plan Objective 6 Indicators and Targets
Indicators Targets 25. Improved pedestrian and cycle signage Review of signage to be complete by end 2008. Improvements to commence by 2009. 26. Provision of new cycle parking facilities All new residential and commercial developments to provide cycle parking facilities to the agreed standards 30 new general purpose cycle parking stands within the town centre by end 2009 27. Length of new and improved cycleways Completion of schemes for Station Road/Staplegrove Road by 2013 and the north bank riverside path and High Street by 2016 28. Amount of pedestrianisation / pedestrian Enhancement schemes in East Street, priority Corporation Street and North Street to be completed by 2012 Enhancement schemes in Hammet Street, Church Square, Whirligig Lane, Lower Middle Street and Paul Street to be completed by 2014 29. Delivery of the Inner Relief Road By end of 2009 Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 141
Monitoring Framework 15
Indicators Targets 30. Delivery of Northern Inner Distributor By end of 2011 Road 31. Improvements to bus services The Public Transport Authority have a variety of relevant indicators and targets 32. Improvements to bus service Bus priority to be implemented in East Street, infrastructure North Street and Corporation Street by 2012
Completion of enhanced bus/rail interchanges on south side of the railway station by 2014 and north side by 2017
Bus station to be redeveloped with enhanced passenger facilities by 2016
Completion of continuous bus priority route from the retail core to the railway station by 2021
33. Provision of replacement car parking In accordance with Car Parking Strategy facilities 34. Provision of Travel Plans Transport requirements of all developments to be informed by bespoke Travel Plan 35. Improved footpath and cycleway Construct new pedestrian/cycle bridge across connections to North Taunton and Taunton railway east of the station by end of 2013 East Improved connections to Taunton East to be considered upon completion of appropriate accessibility study (December 2008) 142 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
15 Monitoring Framework
Plan Objective 7
A regional centre of excellence for sustainable design
Sustainable construction techniques will be required for all development proposals Greater energy efficiency and on-site renewable energy generation will be required for all new and refurbished buildings to assist in reducing carbon emissions Recycling facilities will be provided as an integral element of new development, enabling both private and communal recycling Development will be water efficient, designed to minimise flood risk and increase opportunities for biodiversity Open civic space will be provided in the core of the town centre and be useable for community and civic events There will be investment in new and existing public green spaces to maximise opportunities for play and recreation All development will be of "Universal Design" to create an environment that is accessible to all All developments will contain a mix of uses and active frontages All developments will incorporate appropriate landscaping schemes in order to enhance the town centre environment and to provide opportunities for biodiversity All public realm and new buildings will be of exceptional quality in design and materials to create a unique sense of place that will inspire a strong sense of pride and admiration among residents, workers and visitors To make best use of land, all buildings will be at least two storeys in height
Table 15.7 Plan Objective 7 Indicators and Targets
Indicators Targets 36. Heat and power generation from To be delivered as a contribution to reducing sustainable / renewable sources carbon emissions from new developments in accordance with RSS requirements 37. Number and percentage of residential All new residential developments to be units at and above code 3 for the Code for carbon neutral by 2016 Sustainable Homes (or equivalent) 38. Provision of active frontages In accordance with the site specific policies and guidance of this Action Plan 39. Town Centre Enhancement Scheme Works to East Street, Fore Street and Corporation Street to be completed by 2012 40. All new development to be of Universal To achieve positive response from annual Design engagement with disability groups Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 143
Monitoring Framework 15
Plan Objective 8
A town centre that is home to many more people
About 2100 new homes will be built in the town centre including at least 500 affordable homes New homes will cater for all sectors of the community Opportunities for new housing will be maximised, consistent with the delivery of other land uses
Table 15.8 Plan Objective 8 Indicators and Targets
Indicators Targets 41. Net additional dwellings per year* As per Housing Trajectory set out in Appendix 5 42. Percentage of dwellings completed at: 100% above 50 dwellings per hectare
Between 30 and 50 dwellings per hectare
Above 50 dwellings per hectare*
43. Number of affordable housing As set out in Appendix 4 completions*
Plan Objective 9
A well managed town centre
The town centre will be well managed, cleaned and maintained There will be a holistic and coordinated approach to town centre management, licensing and policing to ensure that the town centre is safe and welcoming to all New development and partner agencies will contribute to the regeneration of Taunton Town Centre, including the provision of infrastructure and community facilities 144 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
15 Monitoring Framework
Table 15.9 Plan Objective 9 Indicators and Targets
Indicators Targets 44. Anti-social behaviour incidents within the Targets to be set within the Sustainable town centre Community Strategy 45. Perceptions survey Residents, business and visitors perceptions to have improved by 2012. 46. Street cleaning Provision of street washer and recycling litter bins by end of 2008 47. Information Points New electronic information points to be provided from 2010 48. Funding of infrastructure and community Facilities and level of funding to be identified facilities using planning obligations in Planning Obligations SPD 49. Provision of community facilities Provision of new public toilets, recreational open space and built sports facilities in accordance with the site specific policies and guidance of this Action Plan Taunton Deane Borough Council Appendices
Appendices Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 145
Taunton Deane Sustainable Community Strategy - Spatial Assessment Appendix 1
The table below identifies:
the themes and priorities within the Taunton Deane Sustainable Community Strategy - "Tomorrow's Taunton Deane" (2007)
the spatial issues arising within each theme / priority
the relevant LDF document that will consider the identified spatial issues
Themes, Priorities and Spatial Issues
Table 1.1 Learning and Working
Link to Learning and Relevant Priority Sites Spatial Issues Working LDF Document 1 Reducing rural Applies Farm diversification, rural CS / ALL isolation and generally business development, increasing rural transport linkages, employment tourism, community opportunitie facilities, focus on Wellington and rural centres 2 Addressing Low Applies High wage / high skills CS / TCAAP Wage Levels generally jobs, creative industries, / ALL sustainable employment, expand the private employment sector, available land and premises 3 Addressing low-skill Applies Maximise benefits of major CS / TCAAP levels generally projects such as Project / ALL Taunton, link employment development to skills training 146 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 1 Taunton Deane Sustainable Community Strategy - Spatial Assessment
Table 1.2 Getting About
Link to Learning and Relevant Priority Sites Spatial Issues Working LDF Document 4 Create a shift in travel Applies Park and Ride, alternative CS / TCAAP behaviour to limit the generally travel, expand cycle and / ALL rate of growth of walkways, location of congestion development 5 Improving rural Various Seek contributions in CS / ALL transport (rural) support of the development of community transport, cycleways
Table 1.3 Safer Places, Safer Communities
Link to Safer Places, Safer Relevant Priority Sites Spatial Issues Communities LDF Document 6 Building confidence in Applies Design of places, CS / TCAAP safer communities generally / DC / ALL / SCI 7 A safer night-time Taunton Provision of culture, arts, CS / TCAAP economy Town restaurants (and diversity / DC Centre of provision) 8 Reducing anti-social Applies Provision of youth CS / TCAAP behaviour generally diversionary activities / ALL / DC (youth shelters, skate parks etc) Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 147
Taunton Deane Sustainable Community Strategy - Spatial Assessment Appendix 1
Table 1.4 Your Health and Your Home
Link to Your Health and Relevant Priority Sites Spatial Issues Your Home LDF Document 9 Promote and enable Applies New and improved sports CS / TCAAP healthy lifestyles generally facilities, access toopen / ALL / DC spaces, access to the countryside, improve cultural offer 10 Address the shortage Applies Delivery of a diverse range CS / TCAAP of affordable housing generally of affordable homes, / ALL and focus on decent ensure that housing homes demand is met, increase levels of mixed development
Table 1.5 Where you Live , Work and Play
Link to Where you Live, Relevant Priority Sites Spatial Issues Work & Play LDF Document 11 Tackling climate Applies Reduce CO2 emissions CS / TCAAP change generally (renewable energy / / DC / ALL energy efficient buildings / reduce carbon levels), use of sustainable construction materials, all development to be of sustainable build and high design quality, recycling provision, increase tree planting, promote and increase the use of alternative travel 12 Provision of leisure, Applies Improved and enhanced CS / TCAAP arts and cultural generally community facilities for all / ALL opportunities residents (e.g. play provision for children and youth), increase the level of arts provision (e.g. Cultural Quarter), develop music / concert venue 148 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 1 Taunton Deane Sustainable Community Strategy - Spatial Assessment
Link to Where you Live, Relevant Priority Sites Spatial Issues Work & Play LDF Document 13 Equality and diversity Applies Ensuring equal access to SCI / DC generally services 14 Making the most of Applies Protecting natural assets CS / TCAAP natural assets generally (built and natural) reduce / ALL / DC biodiversity loss, improving habitat networks and sustaining wildlife within them
Table 1.6 Taunton North
Link to Relevant Priority Taunton North Sites Spatial Issues LDF Document 15 Addressing low wage North Ensure joined up working CS / TCAAP and low skill levels Taunton / in order to maximise the Taunton benefits of major projects Town and development e.g. Centre Project Taunton 16 Improving transport North Improved and expand CS / TCAAP links and accessibility Taunton / cycle and walkways, / ALL to the town centre Taunton improve bus connectivity Town Centre 17 Tackling crime and North Expand and improve youth ALL / DC anti social behaviour Taunton diversionary activities, increase levels of arts and culture provision 18 Promote and enable North Deliver a range of ALL healthy lifestyles and Taunton affordable housing, address the shortage increase the levels of of affordable housing mixed use development / focus on decent homes Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 149
Taunton Deane Sustainable Community Strategy - Spatial Assessment Appendix 1
Table 1.7 Taunton East
Link to Relevant Priority Taunton East Sites Spatial Issues LDF Document 19 Addressing low wage Taunton Ensure joined up working CS / TCAAP and low skills levels East / in order to maximise the / ALL Taunton benefits of major projects Town and development e.g. Centre Project Taunton, improved transport links to employment and training 20 Tackling crime and Taunton Expand and improve youth ALL / DC anti social behaviour East diversionary activities, increase levels of arts and culture provision 21 Promote and enable Taunton Deliver a range of ALL healthy lifestyles and East affordable housing, address the shortage increase the levels of of affordable housing mixed use development / focus on decent homes
KEY
ALL: Allocations Document CS: Core Strategy DC: Development Control Policies SCI: Statement of Community Involvement TCAAP: Town Centre Area Action Plan Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 150
Complementary Studies and Initiatives Appendix 2
A number of studies and initiatives have informed the preparation of the Taunton Town Centre Area Action Plan. These are listed below, and should be read in conjunction with those listed at Chapter 2 (Context):
BID Proposals
The Taunton Business Improvement District Scheme (BID) has been successfully promoted by the Taunton Town Centre Company. Town centre business will now pay a 1% levy of their rateable value annually for the next five years. This combined with additional funds from partner organisations means that a total investment of over £2m of new funds will be injected into the town centre, delivering dedicated town centre policing, additional deep cleanse street cleaning, improved signage and navigation systems and a consistent and co-ordinated marketing campaign to raise the profile of Taunton.
LTP2
The Local Transport Plan 2 (2006 to 2011) establishes the investment priorities for capital and revenue and spending on transport and highway schemes. It is prepared by Somerset County Council working closely with partner organisations. The Action Plan will help to deliver a range of schemes that are identified within LTP2.
Bus Station Study
Commissioned by Somerset County Council from Atkins and completed June 2007, this examines options for bus station provision in Taunton. It provides recommendations derived from the impact of various policies and forecasts of population growth, and the effects these are likely to have on the shape and size of the bus network that will need to be accommodated in Taunton during the period covered by the Action Plan.
Taunton Access And Mobility Audit
Commissioned by TDBC from Foxley Tagg and completed in August 2007, this examines barriers to movement for pedestrians and the disabled within Taunton Town Centre. It also includes an audit of existing cycle routes that link the town centre with the main residential areas and provides a series of recommendations for improving accessibility.
Parking Study
Commissioned by Somerset County Council from Parsons Brinkerhoff and completed May 2007, this reviews the evolving balance between parking supply and demand in Taunton Town Centre as the proposed major developments and changes to car parking provision are implemented. It provides recommendations for maintaining a balance between the number of parking spaces and commuter and shopping parking demand, using allocation and price mechanisms. 151 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 2 Complementary Studies and Initiatives
Strategic Flood Risk Assessment
Commissioned by Taunton Deane Borough Council from Black and Veatch and completed in September 2007, this study informs the preparation of the LDF with regard to flooding, land allocations and applying the sequential test as set out within Planning Policy statement 25 (Development and Flood Risk). It advises on areas likely to flood, the probability and severity of that flooding, and mechanisms that may exacerbate or alleviate flooding
Taunton Weirs Investigation
Commissioned by the Environment Agency and Taunton Deane Borough Council from Black and Veatch and completed in November 2007, this study examines future aspirations and opportunities for enhancement of the river corridor, particularly regarding navigation, public access, safety and the environment. It recommends priorities and assesses feasibility.
Housing Needs Assessment
Housing needs and housing market issues have been examined in the Taunton Deane Housing Needs Survey (2002) and the Somerset Housing Market Assessment (2006). The studies examine a range of issues concerning the amount and type of affordable housing that is needed, and the state of the local market.
Arts Strategy
Taunton Deane Borough Council no longer has a separate arts or cultural strategy as culture and creativity now operate across a number of agendas and is integrated into the Sustainable Community Strategy. However, the draft Economic Development Strategy (April 2007 to March 2010) promotes the development of the Creative Industry sector. In considering development proposals, the following are important considerations.
Public Art and Design Policy - Taunton Deane Borough Council approved a public art and design policy in June 2007 that advocates an integrated approach to public art and design within the Project Taunton sites; and
‘Taunton Cultural Quarter - A catalyst for cultural regeneration and renewal in Taunton’: The Taunton Cultural Consortium is a partnership of the major cultural partners involved with the development of the Cultural Quarter. They produced their first report on 0ctober 2005, and the first year’s review in June 2007. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 152
Parking Standards Appendix 3
Within Taunton town centre, these standards supersede those contained in Policies M2 and M4 of the Taunton Deane Local Plan.
Car Parking (maximum provision) Offices B1(a): 1 space per 100 sq m Retail stores < 1000 sq m: provision for servicing only Non Food Retail stores > 1000 sq m: 1 per 40 sq m Food Retail stores >1000 sq m: 1 per 28 sq m Dwellings: maximum 1 space per unit for flats
Car-free housing development will be encouraged when accompanied by measures to manage travel demand
Cycle Parking (minimum provision)
Offices (B1a): 1 space per 80 sq m Other B1 uses, B2 – B7: 1 space per 130 sq m Retail stores >1000 sq m: 1 space per 80 sq m Retail stores <1000 sq m: 1 space per 70 sq m General warehouses and distribution (class B8): 1 space per 250 sq m Houses: 1 space per bedroom Flats: 1.5 spaces per unit
All spaces to be under cover
Motorcycle parking (minimum provision)
To be provided at 50% of the County-wide minimum standard for cycling
Parking for people with disabilities (minimum provision)
Development with 24 or fewer parking spaces: 2 spaces Development with 25 or more parking spaces: 5% of total capacity, plus 2 spaces Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 153
Housing Provision Appendix 4
Housing Requirement and Delivery
The scale of new housing to be delivered by the Local Development Framework will be set by the Regional Spatial Strategy (RSS). The Draft RSS, published in June 2006, proposed 700 dwellings per annum (dpa) in Taunton (policy SR21), at rates of 660 dpa in 2006-2016 and 740 dpa in 2016-2026. These rates of development are a significant increase over the previous requirement, set by the Draft Somerset Structure Plan Alteration (June 2004), which for 1996-2016 was proposed to be 525 dpa.
It seems likely that the housing requirement for Taunton in the final RSS will be greater than that proposed in the Draft. Since the publication of the Draft RSS the ONS has published regional population and household forecasts that show a significant increase over those underpinning the housing requirement in the draft document. In July 2008 the Secretary of State published RSS Proposed Changes for consultation. This proposes 18,000 dwellings in Taunton 2006-2026 at a rate of 900 dpa over the whole period. It provides for about 16,500 jobs in the Taunton Travel to Work Area, including about 34 ha of employment land. It is anticipated that the RSS will be published early in 2009.
The strategy for delivering the overall housing requirements for Taunton and the remainder of Taunton Deane will be set out in the Core Strategy. That strategy will be based upon national and regional policy, both of which prioritise the use of previously developed land and buildings in sustainable locations. The previously developed, town centre sites that are being allocated in this Plan are fully in accord with those strategic requirements, and are therefore expected to comply with the strategy for development contained in the Core Strategy. The strategy of the saved Taunton Deane Local Plan (TDLP) is based on similar principles, and much of the land being identified in the AAP is already allocated within it, although in most cases site areas and the nature of the development being proposed are being changed.
In overall terms the scale of housing that will be delivered on the sites allocated in this Plan will make a useful contribution towards meeting the RSS requirement for additional dwellings in Taunton by 2026. They will supplement existing commitments, including unimplemented allocations from the TDLP, and help to maintain a sufficient supply of land for housing. In terms of priority they are preferable to the significant greenfield allocations that will be needed to meet the overall housing requirement established by the RSS. The encouragement of their early development, through this Plan, is therefore appropriate.
Affordable Housing
Housing needs in Taunton Deane have been investigated in two studies:
Taunton Deane Housing Needs Survey (2002) – David Couttie Associates; Somerset Housing Market Assessment (2006) – Ark Consultancy.
The 2002 report identified a need for 131 additional affordable dwellings a year, and was the basis for the affordable housing policies and targets contained in the Taunton Deane Local Plan. Its methodology and results were considered at the Local Plan Inquiry, so have been subjected to critical appraisal. 154 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 4 Housing Provision
To update the results of the 2002 report and in response to the requirement for housing market assessments rather than needs surveys, the Ark Consultancy was commissioned. Its report, which was prepared in advance of the publication of the government’s practice guidance on strategic housing market assessments, was received in 2006. The study identified a requirement for 564 additional affordable dwellings a year in Taunton Deane. However, as the study’s methodology differed considerably from the guidance, published later, on Strategic Housing Market Assessments, it has been decided to commission further work to produce a more robust, guidance compliant, Assessment. Therefore, although it is clear from evidence such as worsening affordability and a growing Housing Waiting List that the need for affordable housing has increased since the 2002 report, there is currently no reliable measure of its scale.
Consequently, for the time being there is a continued need to rely upon the results of the 2002 survey and the ensuing policies and proposals of the TDLP. Policy H10 of the TDLP contains affordable housing targets for the majority of the sites allocated in this Plan. They are still considered to be appropriate, and are retained for use in conjunction with the new proposals set out in this Plan. On sites where no target is set in the TDLP a target is included in the relevant policy in this Plan.
In due course amended policies and targets will be brought forward in the Core Strategy, based upon the results of the new Housing Market Assessment. They may require changes to the contents of this Plan, which will be dealt with through an early review. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 155
Housing Delivery Appendix 5
Table 5.1 Housing Provision
Site Total Dwellings % Affordable No. Affordable Phasing Firepool -Riverside (Fp1) 400 25 100 2009/10-13/14 -Firepool Lock 500 21* 105 2008/9-14/15 (Fp3) -Former Cameron Dixon 30 25 7 2016-21 (Fp6) -Kilkenny car 40 25 10 2016/17-18/19 park (Fp8) Cricket Club 100 0* 0 2008/9-12/13 (Cr1) Coal Orchard 50 25 12 2011/12-14/15 (Cr2) Morrisons (Cr5) 200 25 50 2021+ Wood Street (Tg1) -Lidl 40 25 10 2010/11-12/13 -Poundstretcher 20 25 5 2121+ -Adj Greenbrook 20 25 5 2012/13-13/14 Terrace Tangier (Tg2) -Riverside 225 25* 56 2009/10-11/12 (Midas) -Enfield Car 50 25 12 2011/12-13/14 Park -Castle St. Car 60 25 15 2011/12-13/14 Park -Adj Mill Stream 20 25 5 2021+ -Tangier Car 60 25 15 2009/10-13/14 Parks -Former TYCC 50 25 12 2008/9-10/11 -Parkhaven 10 0 0 2016+ -Hickley Valtone 50 25 12 2012/13-14/15 156 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 5 Housing Delivery
Site Total Dwellings % Affordable No. Affordable Phasing High Street 210 25 52 2011-16 (Hs1) TOTAL 2135 483 Figure 5.1 HousingTrajectory Table T utnDaeBruhCouncil Borough Deane aunton 2001/6 2006/7 2007/8 2008/9 2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 Past Completions - Allocated Sites Past Completions - Unallocated Sites Projections - Allocated Sites 135 250 320 330 260 260 190 110 22 22 22 22 22 48 48 48 48 48 Projections - Unallocated Sites Total Past Completions Total Projected Completions 0 135 250 320 330 260 260 190 110 22 22 22 22 22 48 48 48 48 48 Cumulative Completions 0 0 0 135 385 705 1035 1295 1555 1745 1855 1877 1899 1921 1943 1965 2013 2061 2109 2157 2205 PLAN - Strategic (Adopted) Plan Action Area Centre Town Taunton Allocation (annualised) 140 140 140 140 140 228 228 228 228 228 22 22 22 22 22 48 48 48 48 48 MONITOR - No. dwellings above or below cumulative Delivery Housing allocation -140 -280 -285 -175 5 107 139 171 133 15 15 15 15 15 15 15 15 15 15 15 MANAGE - Annual requirement taking account of past/projected completions 110 115 122 121 113 99 83 69 53 40 34 35 36 38 41 45 44 43 41 33 pedx5 Appendix 157 158 pedx5 Appendix (Adopted) Plan Action Area Centre Town Taunton Figure 5.2 Housing Trajectory Graphs
Total Projected Completions 350 330 320 Delivery Housing Total Past Completions 300 PLAN - Strategic Allocation (annualised) 260 260 250 250 MANAGE - Annual requirement taking account of past/projected completions
200 190
150 135 Dwellings
110 100
48 48 48 48 48 50 22 22 22 22 22 0 0 ano en oog Council Borough Deane Taunton 2001/6 2006/7 2007/8 2008/9 2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26
1500
MONITOR - No. dwellings above or 1000 below cumulative allocation 500
0
-500 2001/6 2006/7 2007/8 2008/9 2009/10 2010/11 2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 -1000
Year Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 159
Saved Policies Appendix 6
Table 6.1 Taunton Deane Local Plan Saved Policies
Chapter Policy Numbers Strategy S1, S2, S4, S7 Housing H7, H8, H9, H10, H11, H13, H14, H17, H18 EC2, EC6, EC7, EC8, EC9, EC13, EC15, Economy EC16, EC17, EC19, EC20, EC21, EC22, EC23, EC25, EC26 Movement M1, M2, M3, M4, M5, M6 C1, C2, C3, C4, C5, C8, C9, C10, C11, C12, Community C13, C14 EN2, EN3, EN4, EN6, EN7, EN8, EN10, EN11, EN12, EN13, EN14, EN15, EN19, Environment and Conservation EN20, EN21, EN22, EN23, EN24, EN25, EN26, EN27, EN28, EN33, EN34 T1, T2, T3, T4, T5, T6, T7, T8, T9, T10, T11, T12, T13, T14, T15, T16, T17, T18, T19, T20, Taunton and Associated Settlements T21, T23, T25, T27, T28, T30, T31, T32, T33, T34, T36, T37, T38 W1, W2, W3, W4, W5, W6, W7, W8, W9, Wellington and Associated Settlements W11, W12, W13, W14, W15 Bishops Lydeard BL1 Corfe CO1 Creech St Michael and Creech Heathfield CM1 Hatch Beauchamp HB1, HB2 Henlade HE1 Kingston St Mary KM1 Wiveliscombe WV1, WV3 Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 160
Objectives Linked to Policies Appendix 7
The table below provides a quick visual reference that demonstrates how the TCAAP policies and objectives are related.
Table 7.1 Objectives Linked to Policies
Policies Objectives
987654321
Fp1 Riverside Content
Fp2 Riverside Transport
Fp3 Firepool Lock
Fp4 South Side Station Approach
Fp5 West Yard
Fp6 Former Cameron Dixon Works
Fp7 North Side Station Approach
Fp8 Kilkenny
Fp9 Land North of Railway
Cr1 County Cricket Ground
Cr2 Coal Orchard Car Park
Cr3 Brewhouse Theatre
Cr4 Lower Middle Street 161 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 7 Objectives Linked to Policies
Policies Objectives
987654321
Cr5 Morrisons
Tg1 Wood Street Sites
Tg2 Tangier Sites
Tg3 Tesco
Tg4 Third Way
Tg5 Pedestrian and cycle network
G1 Castle Green
G2 Goodland Gardens
G3 Bus Station
G4 Corporation Street
Hs1 High Street Content
Hs2 High Street Design
Hs3 Footway and Carriageway Enhancements
Tr1 New Car Parks
Tr2 Parking Standards
Tr3 Accessibility Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 162
Objectives Linked to Policies Appendix 7
Policies Objectives
987654321
Tr4 Travel Plans
Tr5 Car Sharing
Tr6 Transport Contributions
Tr7 Highway Schemes
Tr8 North Street/Parade
Tr9 Bus Station
Tr10 Bus Priority
Tr11 Cycle Schemes
Tr12 Cycle Parking
Tr13 Signage
F1 Flooding
F2 River Corridor Enhancements
ED1 Design
ED2 Public Art 163 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 7 Objectives Linked to Policies
Policies Objectives
987654321
ED3 Mixed Use
ED4 Density
ED5 Climate Change
ED6 Off-site Public Realm Enhancements
TS1 Training and Skills Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 164
Maps Appendix 8
Status of Adopted Local Plan Policies Map
The Planning and Compulsory Purchase Act 2004 (Schedule 8, paras 1 (1) to (3)) makes provision for the saving of policies in a Local Plan until replaced by relevant policies in new Development Plan Documents.
The following table and map indicate those Taunton Deane Local Plan policies that are either proposed to be replaced upon adoption of the Town Centre AAP or will have expired after 24 November 2007. Subject to the Secretary of States agreement, all other policies in the Taunton Deane Local Plan are sought to be retained until replaced by policies in future Development Plan Documents.
Table 8.1 Local Plan Policies replaced by AAP Policies
Local Plan Reference Comment AAP Policy Policy Replacement
S2(I) Design (Public Art) Applies only within the ED2 development sites identified in the AAP
H10 Affordable Housing Applies only in the Fp1, Fp3, Tg2, Tg3 Targets development sites identified in the AAP (Tangier and Firepool)
M1 Non residential parking Applies only within the Tr2, Tr3 requirements development sites identified in the AAP
M2 Non residential parking Applies only within the Tr2, Tr3 requirements development sites identified in the AAP
M3 Non residential Applies only within the Tr2, Tr3 development and development sites parking identified in the AAP
M4 Residential parking Applies only within the Tr2, Tr3 provision development sites identified in the AAP
M5 Cycling Applies only within Tr10 those areas identified in policy and covered by the AAP inset map
C8 Development affecting Applies only to Tr7 disused railway tracks alignment of proposed and canal NIDR 165 Taunton Town Centre Area Action Plan (Adopted) Taunton Deane Borough Council
Appendix 8 Maps
Local Plan Reference Comment AAP Policy Policy Replacement
EN13 Green Wedges Land at Marshalsea Tg3 Walk
EN28 Development and flood Applies only within F1 risk those areas covered by the AAP inset map
T2 Tangier - Tg2, Tg3, Tg4
T3 Firepool Fp1, Fp2, Fp3, Fp4, - Fp5, Fp6, Fp7, Fp8
T17 Former Priorswood Fp9 - concrete works
T23 The Crescent - Hs1, Hs2
T30 Walking encouragement Applies only within Tr7, Tr8, Tr10, Hs3, those areas identified G4 in policy and covered by the AAP inset map
T31 Pedestrian priority Applies only within Hs3, G4 measures those areas identified in policy and covered by the AAP inset map
T32 Highways Applies only to the Tr7 alignment of the proposed NIDR and associated works
Flood-related information shown on the Proposals Map
The Borough Council commissioned consultants Black and Veatch to carry out a Strategic Flood Risk Assessment (SFRA) for Taunton Deane completed in September 2007 Part of this involved drawing up fluvial flood maps identifying flood zones of varying levels of risk (zones 1,2, 3a and 3b) in accordance with PPS25. The data for the maps have been taken from a variety of sources. Highest accuracy mapping has been produced for the extended Taunton urban area , by use of detailed modelling and high resolution LiDAR data; (1m horizontal spacing). Outside this area the mapping comes from the Environment Agency flood zone mapping derived from sources ranging from historical data, through broad scale modelling, to detailed Section 105 modelling and mapping. Taunton Deane Borough Council Taunton Town Centre Area Action Plan (Adopted) 166
Maps Appendix 8
In consultation with the Environment Agency and Black and Veatch, the Borough Council has used the SFRA flood maps by Black and Veatch in preparing the Taunton Town Centre Area Action Plan. These maps do currently differ from the mapping displayed by the Environment Agency on their internet site. However the Environment Agency are currently in the process of revising their maps for the entire region, at which time the flood maps produced by Black and Veatch will be adopted for the Taunton area.
For simplicity, only Zone 3 of the flood zones mapped by Black and Veatch, (comprising high risk land having a 1 in 100 or greater annual probability of river flooding), is shown on the Area Action Plan Proposals Map (This is in line with past local plans, which have tended to show the 1 in 100 year flood plain). This mapping is produced ignoring the presence of any existing flood defences. In the case of Taunton the actual risk to properties is reduced by the presence of the flood defences along the River Tone. To take this into account the Proposals Map also shows the “Area Benefiting from Flood Defences” in Taunton town centre, also produced by Black and Veatch. This shows the areas which are protected against the 1 in 100 annual probability event through the provision of flood defences. There is still a flood risk to properties within this area due to either events in excess of the 1 in 100 annual probability event, or failure of the flood defence. The fact that land falls within the Area benefiting from defences in no way exempts development proposals from the requirements in PPS25.
This mapping does not take into account other potential sources of flooding (e.g. highways drainage or surface water runoff).
The Environment Agency have advised (July 2007) that the outlines of the 1 in 100 year flood plain and Area Benefiting from Defences produced by Black and Veatch will be incorporated into the Environment Agency Flood Map data in the coming months. That Flood Map data is subject to change when new information becomes available. You can find out more by emailing: [email protected]
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