Bath and North East Somerset Local Plan 2011-2029 VOLUME: CORE STRATEGY & PLACEMAKING PLAN District-wide 1 Strategy and Policies
Core Strategy Placemaking Plan Adopted July 2014 Adopted July 2017
CONTENTS
1 VISION AND DISTRICT-WIDE STRATEGY 54 CORE AND DEVELOPMENT MANAGEMENT POLICIES 12 SPATIAL PORTRAIT & KEY STRATEGIC ISSUES 57 SUSTAINABILITY PRINCIPLES 32 POLICY DW1: District-wide Spatial Strategy 58 POLICY SD1: Presumption in Favour of Sustainable Development 35 Housing Development on Non-allocated Sites at Bath, Keynsham and Somer Valley 59 RESPONDING TO CLIMATE CHANGE 37 POLICY RA1: Development in the villages meeting the listed criteria 61 POLICY CP1: Retrofitting Existing Buildings 37 POLICY RA2: Development in villages outside the Green Belt not meeting Policy RA1 62 POLICY CP2: Sustainable Construction criteria 63 POLICY CP3: Renewable Energy 38 INFRASTRUCTURE 66 POLICY SCR1: On-site Renewable Energy Requirement 46 MONITORING & REVIEW 66 POLICY SCR2: Roof-mounted/Building-integrated Scale Solar PV 67 POLICY SCR3: Ground-mounted Solar Arrays 68 POLICY SCR4: Community Renewable Energy Schemes 69 POLICY SCR5: Water Efficiency 71 POLICY CP4: District Heating 76 POLICY CP5: Flood Risk Management 79 POLICY SU1: Sustainable Drainage 80 ENVIRONMENTAL QUALITY 86 HIGH QUALITY DESIGN 88 POLICY D1: General Urban Design Principles 89 POLICY D2: Local Character and Distinctiveness 90 POLICY D3: Urban Fabric 91 POLICY D4: Streets and Spaces 91 POLICY D5: Building Design 92 POLICY D6: Amenity 93 POLICY D7: Infill and Backland Development 95 POLICY D8: Lighting 135 POLICY PCS6: Unstable Land 97 POLICY D9: Advertisements & Outdoor Street Furniture 136 POLICY PCS7: Water Source Protection Zones 98 POLICY D10: Public Realm 137 POLICY PCS7A: Foul Sewage Infrastructure 99 HISTORIC ENVIRONMENT 137 POLICY PCS8: Bath Hot Springs 102 POLICY HE1: Historic Environment 138 BUILDING STRONG AND VIBRANT COMMUNITIES 104 POLICY HE2: Somersetshire Coal Canal and the Wansdyke 139 MEETING HOUSING NEEDS 105 LANDSCAPE 141 POLICY CP9: Affordable Housing 108 POLICY NE2: Conserving and Enhancing the Landscape and Landscape 143 POLICY RA4: Rural Exception Sites Character 146 POLICY H1: Housing and Facilities for the Elderly, People with Other Supported 111 POLICY NE2A: Landscape Setting of Settlements Housing or Care Needs 112 POLICY NE2B: Extension of Residential Gardens in the Countryside 147 POLICY CP10: Housing Mix 113 NATURE CONSERVATION 148 POLICY H2: Houses in Multiple Occupation 115 POLICY NE3: Sites, Species and Habitats 149 POLICY H3: Residential Uses in Existing Buildings 116 POLICY NE4: Ecosystem Services 150 POLICY H4: Self-build 117 POLICY NE5: Ecological Networks 150 POLICY H5: Retention of Existing Housing Stock 118 POLICY NE6: Trees and Woodland Conservation 153 POLICY H6: Moorings 119 GREEN INFRASTRUCTURE 154 POLICY H7: Housing Accessibility 121 POLICY CP7: Green Infrastructure 154 POLICY H8: Affordable Housing Regeneration Schemes 124 POLICY NE1: Development and Green Infrastructure 156 POLICY CP11: Gypsies, Travellers & Travelling Showpeople 125 GREEN BELT 157 MEETING LOCAL COMMUNITY AND RECREATIONAL NEEDS 126 POLICY CP8: Green Belt 158 POLICY LCR1: Safeguarding Local Community Facilities 128 POLICY GB1: Visual Amenities of the Green Belt 159 POLICY RA3: Community Facilities 128 POLICY GB2: Development in Green Belt Villages 160 POLICY LCR1A: Public Houses 129 POLICY GB3: Extensions and Alterations to Buildings in the Green Belt 161 POLICY LCR2: New or Replacement Community Facilities 130 POLLUTION, CONTAMINATION & SAFETY 162 POLICY LCR3: Land Safeguarded for Primary School Use 131 POLICY PCS1: Pollution and Nuisance 163 POLICY LCR3A: Primary School Capacity 132 POLICY PCS2: Noise and Vibration 164 POLICY LCR4: Safeguarding Land for Cemeteries 133 POLICY PCS3: Air Quality 166 POLICY LCR5: Safeguarding Existing Sport & Recreational Facilities 133 POLICY PCS4: Hazardous Substances 168 POLICY LCR6: New and Replacement Sports and Recreational Facilities 134 POLICY PCS5: Contamination 169 POLICY LCR6A: Local Green Spaces 170 POLICY LCR7: Recreational Development Proposals Affecting Waterways 211 PROMOTING SUSTAINABLE TRANSPORT 171 POLICY LCR7A: Telecommunications Development 215 POLICY ST1: Promoting Sustainable Travel 173 POLICY LCR7B: Broadband 215 POLICY ST2: Sustainable Transport Routes 174 POLICY LCR7C: Commercial Riding Establishments 216 POLICY ST2A: Recreational Routes 176 POLICY LCR8: Protecting Allotments 218 POLICY ST3: Transport Infrastructure 177 POLICY LCR9: Increasing the Provision of Local Food Growing 218 POLICY ST4: Rail Freight Facility 219 POLICY ST5: Traffic Management Proposals 178 A PROSPEROUS ECONOMY 221 POLICY ST6: Park and Ride 179 ECONOMIC DEVELOPMENT 223 POLICY ST7: Transport Requirements for Managing Development 182 POLICY ED1A: Office Development 235 POLICY ST8: Airport and Aerodrome Safeguarding Areas 184 POLICY ED1B: Change of Use & Redevelopment of B1(a) Office to Residential Use
185 POLICY ED1C: Change of Use and Redevelopment of B1(a) Office Use to Other Town 236 MINERALS AND WASTE Centre Use 238 POLICY CP8a: Minerals 189 POLICY ED2A: Strategic and Other Primary Industrial Estates 239 POLICY M1: Mineral Safeguarding Areas 190 POLICY ED2B: Non-strategic Industrial Premises 240 POLICY M2: Minerals Allocations 191 SUSTAINING A BUOYANT RURAL ECONOMY 241 POLICY M3: Aggregate Recycling Facilities 193 POLICY RE1: Employment Uses in the Countryside 241 POLICY M4: Winning and Working of Minerals 194 POLICY RE2: Agricultural Development 244 POLICY M5: Conventional & Unconventional Hydrocarbons 195 POLICY RE3: Farm Diversification 196 POLICY RE4: Essential Dwellings for Rural Workers 246 INFRASTRUCTURE 197 POLICY RE5: Agricultural Land 248 POLICY CP13: Infrastructure Provision 198 POLICY RE6: Re-use of Rural Buildings 248 CIL/Planning Obligations 199 POLICY RE7: Visitor Accommodation 200 CENTRES AND RETAILING 202 POLICY CP12: Centres and Retailing 205 POLICY CR1: Sequential Test 206 POLICY CR2: Impact Assessments 208 POLICY CR3: Primary Shopping Areas and Primary Shopping Frontages 209 POLICY CR4: Dispersed Local Shops FORMAT NOTE The Local Plan 2011-2029 comprises two separate Development Plan Documents: the Core Strategy (adopted July 2014) and the Placemaking Plan (adopted July 2017). Core Strategy policies and strategic objectives are shown with a light yellow background and Placemaking Plan policies are shown with a light blue background. The latter includes those Core Strategy policies that have been superseded by the Placemaking Plan. Text which supports a Core Strategy policy is shown with a white background and text supporting a Placemaking Plan policy is shown with a light grey background.
Please note that for those Core Strategy policies now superseded by the Placemaking Plan all supporting text is shown with a light grey background. Through the preparation of the Placemaking Plan only elements of the Core Strategy supporting text for these policies was amended or updated. The original Core Strategy supporting text can be viewed in the adopted Core Strategy. VISION AND DISTRICT-WIDE STRATEGY INTRODUCTION 1. 3. 5. The Core Strategy is a key policy This volume sets out: The Core Strategy, Part 1 of the Local Plan, document for Bath & North East Somerset does not set out site-specific proposals, • Where we are now: The Spatial Portrait (B&NES) that puts in place a strategic other than the Strategic Site Allocations; uses a wide evidence base of information, planning framework to guide change and instead it looks at the broad locations for statistics, studies and community development in the District over the next delivering new development. Policies involvement to identify the District’s 20 years and beyond. in the Core Strategy do not overlap main social, physical and economic with each other and therefore the Core 2. characteristics and the key, strategic Strategy should be read as a whole. The The Core Strategy is shaped by the issues it faces. Placemaking Plan, Part 2 of the Local challenges that are specific to the District • Where we would like to be: The Spatial Plan, covers site allocations, detailed and the aspirations of its communities. Vision and Strategic Objectives look development management policies as These have been captured within two key forward to 2029, setting out how we well as local designations for the different documents: expect the District and its places to have places within the District, and the Joint • The Sustainable Community Strategy changed and developed. Waste Core Strategy prepared by the is the ‘overarching’ strategy for B&NES four West of England authorities sets out • How we get there: The Spatial Strategy which has been prepared by the a spatial strategy for dealing with waste is the means of delivering the vision and Local Strategic Partnership and sets including the allocation of sites. Details of objectives. out a vision for the area to become a other documents, under preparation are set “distinctive place, with vibrant sustainable 4. out in the Local Development Scheme. communities, where everyone fulfils their Subsequent volumes set out the policy potential”. The Core Strategy is the spatial framework for the District’s different places, expression of the B&NES Sustainable as well as general policies. Community Strategy; • The Council’s long-term economic and regeneration aspirations for the main urban centres within the District are set out in the Futures for Bath, Keynsham and Somer Valley.
9 PLACEMAKING 6. 12. Placemaking is a process and way of What is the Links with the This Vision is reflected in and will be thinking aimed at achieving better quality Placemaking Plan? Council Vision and delivered by the Council’s key strategies places as the physical setting for life in (see below). The Placemaking Plan will help 9. Key Strategies cities, towns and villages. Placemaking The Placemaking Plan will help to deliver to deliver the Council’s Vision and its three 10. is a multi-faceted approach to the better places by facilitating the delivery of key strategies, as well as other supporting The Core Strategy contains the spatial planning, design and management of high quality, sustainable and well located strategies and initiatives. The Council’s 3 vision for the District. Whilst the vision new development and spaces, as well development supported by the timely key strategies are: for the District, led by the Council with as the protection and enhancement of provision of necessary infrastructure. It the other public services on the Public existing assets. It is fundamentally about complements the strategic framework in responding to the context of a place, Services Board, has changed since the the Core Strategy by setting out detailed Core Strategy was written, the new vision Economic Strategy through an understanding of its evolution, development and design principles for incorporates key elements which will be its functionality, and its impacts. identified and allocated development sites, achieved by the Core Strategy. This vision as well as a range of policies for managing 7. is also reflected in the main strategies that development and protecting valued assets Health & Well Being Strategy Crucially, it involves working in a will help deliver it such as the Economic, across Bath and North East Somerset. collaborative way with those who live and Transport and Health & Wellbeing Strategy, work or have an interest in Bath and North all of which will be in part delivered by the East Somerset to discover what their needs Placemaking Plan. Getting Around: Transport Strategy and aspirations are and how these can be addressed through the Placemaking Plan. 11. Ultimately it is about creating good places The vision for the area led by the Council is: 13. that promote people’s health, happiness, Bath and North East Somerset will be There are a range of other Council and well-being. internationally renowned as a beautifully strategies and initiatives supporting these three key strategies, including the Fit for 8. inventive and entrepreneurial 21st century Life strategy and those related to climate Key to achieving better places for everyone place with a strong social purpose and change, development and regeneration, therefore will be to make sure the a spirit of wellbeing, where everyone is housing, education and cultural planning policy framework for managing invited to think big – a ‘connected’ area development. development, and conserving and ready to create an extraordinary legacy for safeguarding valued assets is tailored to future generations 14. deliver these objectives. These strategies have influenced the evolution of the Placemaking Plan and contributed significantly to the aspirations for development sites and the planning requirements that will be set out in the Placemaking Plan.
11 SPATIAL PORTRAIT & KEY STRATEGIC ISSUES 16. 17. Keynsham Spatial Portrait The District forms part of the West of In addition to being part of the West of 19. 15. England sub-region which has a population England sub-region the District has close Despite its proximity to Bristol and Bath, B&NES is a richly varied District in the south of just over 1.1 million. With a working functional and physical links with places Keynsham has retained its own identity west of England. It stretches from the edge population of 510,000, the West of within Wiltshire and Mendip. For example and is surrounded by countryside which is of Bristol, south into the Mendip Hills and England has the second highest economic Bath acts as an employment and services protected by the Bristol / Bath Green Belt. east to the southern Cotswold Hills and productivity outside of London. It enjoys a and facilities centre for surrounding The population is about 15,500 people Wiltshire border. It covers a total area of 570 strategic location, reasonably well-served populations evidenced by journey to work with a high proportion of adults aged 65 km2 and is home to about 178,000 people. by the M4 and M5 motorways and rail patterns and public transport provision, and over. The town’s dominant employer The District encompasses a diverse range links to London and the rest of the country. the Somer Valley area transcends is the public sector. The town centre of places, with their own history, identity Bristol International Airport is one of the the administrative boundary between is characterized by local independent and communities. Its main urban centre fastest growing regional airports in the UK. B&NES and Mendip and important Green retailers, some large nationals, and charity is the city of Bath complemented by a Infrastructure corridors link B&NES and the shops. The full effects of the closure of the range of towns and villages. It contains a neighbouring areas. series of outstanding historical, cultural and Chocolate Factory at Somerdale, are yet to environmental assets, with a tradition of Bath be felt in the town. innovation and enterprise. A more detailed Spatial Portrait 18. description of places within the District is What is the District like now? Bath is one of the UK’s most liveable painted in volumes 2-5. cities and offers an excellent quality of life. Its population is around 90,000, of Key Strategic Issues which around 20% are students. Bath Facing the District is well-known as an international visitor destination, thanks to its cultural and built heritage, thermal springs and landscape – Visions and Objectives encapsulated in its inscription as a World How should the district change and Heritage site. Bath is a key economic what kind of place should it be in the centre in the West of England and is future? also one of the most important places of learning in the South West. The city also Spatial Strategy Placebased Policy serves as a regional shopping centre, Framework and Core Policies characterized by independent and Making sure new development delivers boutique shops. the Vision and Objectives
13 The Somer Valley Rural Areas 20. 21. The Somer Valley covers the urban Over 90% of the District is rural and it has areas of Midsomer Norton, Westfield 47 rural parishes. The Government’s vision and Radstock, together with a rural for the countryside is a living, working, hinterland containing the principal villages protected and vibrant countryside. The of Peasedown St John and Paulton. The character of villages and landscape area houses around 25% of the population varies distinctly across the District, with of Bath and North East Somerset and is almost a third of the District lying within located 12 miles south west of Bath and the Cotswolds and Mendip Hills Areas 16 miles south east of Bristol. Midsomer of Outstanding Natural Beauty (AONBs). Norton, Westfield and Radstock together The parish Councils of Combe Hay, make up the second largest urban area Englishcombe and Newton St Loe are in the District, with a combined population discussing proposals with Natural England of about 21,000. The Somer Valley was to extend the Cotswolds AONB so that it formerly part of the North Somerset surrounds the city of Bath. The District’s coalfield and retains a rich industrial varied geology, topography and soils have heritage. It has an engineering skills base given rise to a rich biodiversity, with some and has been an important centre for the wildlife sites such as Chew Valley Lake printing and packaging industry. However being of international importance. a number of recent factory closures have increased the already high level of out- commuting. life expectancy, natural increase and grow in a way that is socially, economically towards renewable energy and local food Key Strategic Issues in-migration. We will have an ageing and environmentally sustainable, with growing. 22. population (the number of over 80 year the necessary supporting infrastructure 29. While B&NES has many strengths, its olds is projected to increase by 16%), the in place. Growth must not occur at any In response to these strategic issues, the outward image conceals a range of working age population is predicted to cost. B&NES’ wealth of natural and cultural Core Strategy sets out a spatial vision for economic and social challenges that, left increase and the number of primary school assets, including its watercourses, trees and the District along with 7 strategic objectives. unchecked, will lead to long-term decline age children will increase (projected 17% woodland, countryside, parks, exceptional Sustainable Development is the core and increased inequalities. The particular increase in number of 4-11 year olds); landscapes and historic built environment, principle underpinning the Core Strategy, challenges facing the distinct parts of the social trends and lifestyle changes will also make a huge contribution towards the expressed through the Spatial Vision and District, in Bath, Keynsham, the Somer Valley affect the way we live. For example, the attractiveness and liveability of the District. Strategic Objectives. and the rural areas are described in the number of single person households is Development should be inspired by the Futures Work and summarised in the relevant likely to increase; there may be changes in unique character and design values of Place based sections of the Core Strategy. employment and work practices and shifts existing places. In all areas, it is vital that The B&NES Sustainable Community Strategy in work/life balance. any development is of a high standard of distils social, economic and environmental design that enhances the characteristics Inequalities challenges into 6 key drivers of change: that make B&NES such a distinctive District and protects the existing natural and built Climate Change 25. The population of B&NES is relatively environment that supports the quality of life 23. prosperous and healthy but there are pockets enjoyed by its community. There is a need to tackle the causes of deprived communities in the District. This The Economy and effects of climate change through manifests itself in a health and life expectancy lower carbon lifestyles; limiting our use of gap, different levels of educational attainment 28. increasingly scarce resources; reducing our and employment opportunities. There is There is a need to create the conditions dependency on fossil fuels especially in light a need to address these notable socio- for a more environmentally sustainable of ‘peak oil’ concerns; making sure that our economic gaps. economy with increased local employment, area is resilient to climate change, particularly less overall commuting and a strong low- Locality the potential for flooding. We will need to carbon business sector. The economy adopt environmentally friendly practices such 26. needs to be well placed to meet the as making buildings more energy efficient, The move toward localism, including needs of the 21st century and to be more increase the use of renewable energy, enabling local communities to have a diverse, productive and resilient facilitated reduce car use and grow more local food. greater say in their neighbourhoods, by an increase in innovative technology We will also need to ensure that the natural providing local accessible services, more related jobs, indigenous business growth environment is maintained and enhanced to local food production and sustainable local and inward investment through provision maximise opportunities for mitigation. This energy production. of appropriate business space in the right will enable us to contribute to meeting the locations. Leading education providers Growth national, statutory carbon reduction target of seek to grow commercially and activities 45% by 2020 from 1990 levels. 27. which reflect legislative and social change The need for growth in housing and (for example, low-carbon related activities, Demographic Change employment, due to population and lifestyle such as retrofitting for energy efficiency) 24. changes and an evolving economy, means should be encouraged. All areas of the The total population of B&NES is expected that the District will change considerably District have a part to play, for example, in to increase by 2029 due to increased over the coming years. The challenge is to the contribution the rural areas could make M5
M4 M5
M4 Yate Severn Estuary
M4
Chippenham BRISTOL
Keynsham Clevedon Melksham BATH
Bradford on Avon
Somer Valley Trowbridge
DIAGRAM 2 SUB-REGIONAL CONTEXT © Crown copyright. All rights reserved (100023334) (2010) Frome
Wells Warminster SOUTH GLOUCESTERSHIRE
A46
Batheaston BRISTOL A4 KEYNSHAM A4 A431
Saltford Ri Bathford Whitchurch ve r A von Bathhampton
A37 A36 WILTSHIRE Corston Pensford BATH A3062 Chew Magna A39 A368 NORTH Chew Stoke SOMERSET A37 Farmborough South Stoke Chew Blagdon Valley Clutton Freshford Lake Lake Bishop A367 Sutton Timsbury High Littleton A36 Wellow Camerton A368 Temple Peasedown West Cloud St John Harptree Compton Martin Paulton A367 Farrington SOMER Gurney VALLEY Radstock Midsomer Norton Westfield MENDIP
DIAGRAM 3 BATH & NORTH EAST SOMERSET 17© Crown copyright. All rights reserved (100023334) (2010) THE SPATIAL VISION AND STRATEGIC OBJECTIVES Over the next 20 years and more the efficient manner and renewable and The Spatial Vision area will mature as a more beautiful and sustainable energy, appropriate to the – What the Spatial successful place where urban and rural Bath context, will be will be introduced. communities flourish, health and well- Alongside measures to mitigate and adapt Strategy Seeks to being is improved, everyone can reach to climate change and to pursue a reduced Achieve their potential and needs for materials and carbon economy, the diversification and Bath & North East Somerset will continue produce are met locally. The District will growth of a low carbon economy are the to be distinctive and become a more be made up of competitive, healthy and key changes that are sought for Bath. attractive urban, town and village centres competitive area within the West of The delivery of new housing is a vital within a rich and varied rural setting. The England sitting between the city of Bristol component of the vision and will help to stunning built and natural environment and market towns in western Wiltshire create a sustainable relationship between will continue to provide a backdrop for a and northern Somerset. Its economic, the city’s labour and job markets and range of distinctive places to live, that can cultural and social potential will be realised, support Bath’s economic potential. Parallel be stimulating and exciting, as well as calm providing opportunities for all, whilst investment in public transport infrastructure and peaceful. maintaining and enhancing the area’s and walking and cycling will keep the city environmental attractiveness and unique Bath’s natural, historic and cultural assets, moving and enable more sustainable travel heritage. New jobs and housing will be which combine to create a unique sense choices to be made. supported by necessary infrastructure and of place of international significance, will Bath’s already strong identity as a provided in ways that mitigate the causes be secured and enhanced to maintain therapeutic place will be enhanced by and effects of climate change, adapt to the city’s key competitive advantage boosting its performance as an enjoyable unavoidable climatic changes, are resilient and unique selling point as a high quality city for leisure, recreation and shopping to future fossil fuel scarcity and help the environment, to live, grow a business, visit with a vivacious cultural scene and a highly District have a low carbon economy. and invest. valued green infrastructure network. The scope to further improve Bath’s Keynsham is a historic town that occupies environmental quality will form the a strategically important location between foundation of efforts to boost the city’s Bristol and Bath and is therefore well profile as a more competitive and placed to improve and attract investment. economic centre. The realisation of a It will continue to act as a market town range of development opportunities within and service centre for the surrounding the Central Area and Enterprise Zone area. In responding to the loss of a major will greatly improve the city aesthetically employer, it will evolve as a more significant and also enable Bath to position itself business location. Keynsham will expand as a more entrepreneurial, innovative, to accommodate a growing population, creative and business friendly place. ensuring it retains its independence and its Economic development and productivity separate identity within an attractive rural will therefore be stimulated and facilitated, setting. It will become a more sustainable, whilst simultaneously upgrading inherited desirable and well-connected place in townscape. which to live and work, with an enhanced Where possible the built environment will town centre inspired by its heritage and evolve in a more energy and resource cherished rivers, park and green spaces.
19 The southern part of the District will Villages of the Somer Valley will continue become more self-reliant, facilitated by to provide for the needs of their local economic-led revitalisation alongside local communities. energy generation. The roles of Midsomer In the rural areas locally identified needs Norton and Radstock Town Centres will will be met whilst maintaining the individual be complementary to each other and character of villages. The rural economy continue to provide key employment, will evolve and new types of jobs and ways services and leisure provision for both of working will provide more locally based their communities and those within the employment opportunities. The potential Somer Valley. Midsomer Norton town for the rural area to play an important role centre will be the principal centre with an in local food production will be promoted. improved public realm well related to the Community involvement will help facilitate new integrated Town Park. Radstock town improvement in the provision of community centre will continue to provide a focal point facilities and public transport. for the community and realise the potential of tourism based on its mining heritage, green routes including cycle ways and attractive rural hinterland.
20 Strategic Objectives • facilitating the prudent use and reduced • helping to conserve and enhance the consumption of key natural resources quality and character of our built and 30. Objective 1 such as undeveloped land, energy, water natural heritage The vision is the spatial expression of SCS Driver: and minerals the Council’s Sustainable Community • maintaining and enhancing an accessible Strategy. It establishes the overall Climate Change • maintaining and enhancing a network and multifunctional network of well linked direction subsequently articulated Cross cutting objective: Pursue a low of connected and multifunctional green green spaces in more specific spatial objectives. spaces for people and wildlife serving carbon and sustainable future • helping to conserve, enhance and These strategic objectives form the link climate change adaptation and mitigation in a changing climate restore the diversity and resilience of the between the high level vision and the purposes District’s wildlife spatial strategy. • reducing the need to travel by achieving closer alignment of homes, jobs, • helping to avoid water, air, light and noise 31. infrastructure and services Objective 2 pollution and the contamination of land The strategic objectives below expand the vision into specific issues for the • ensuring the location and layout of new SCS Driver: Growth • capitalising on the role our heritage has area which need to be addressed. development enables and encourages in promoting local distinctiveness, place- Protect and enhance the District’s The objectives are underpinned by a people to make the fullest possible use making and supporting regeneration monitoring framework of targets and of public transport, walking and cycling natural, built and cultural assets • maintaining an outstanding built and indicators to measure the performance and provide green infrastructure • encouraging and supporting the natural environment by ensuring that new of the Local Plan. • ensuring that growth and development increased generation and use of development responds appropriately to takes place within the environmental renewable and low carbon energy, the locally distinctive context and meets capacity of the District including through the delivery of high standards of design community led schemes • making optimum use of brownfield • facilitating continuing and wide opportunities in meeting housing and • promoting sustainable and energy participation in cultural activities efficient design and construction economic development needs and avoiding greenfield land as far as • shaping places so as to minimise possible vulnerability and provide resilience to impacts arising from climate change including increased flood risk
21 • capitalising on innovation opportunities • introducing more office and residential Objective 3 arising from higher education institutions, Objective 4 floor space into Keynsham, Midsomer improving educational facilities to help Norton and Radstock town centres SCS Driver: Economy provide the skills that support knowledge SCS Driver: • improving the quality of the public realm based sectors and retaining those skills Inequalities Locality Growth Inequalities in the city, town and local centres and talents in the city and wider area Encourage economic development, Demographic Change • providing better pedestrian and cycle • repositioning Keynsham as a more diversification and prosperity routes into and within the city, town and significant business location enabling it to Invest in our city, town and local centres The Council’s Economic Development local centres attract new employers to compensate for • Bath city centre and Keynsham, Strategy seeks to stimulate a more the closure of Cadbury Somerdale Midsomer Norton and Radstock town • ensuring existing and proposed parks productive, competitive and diversified centres need to be improved as centres are well integrated into and play a central economy across the District and promotes • ensuring that a sufficient and responsive for social and economic activity and as role in the centres of Bath, Keynsham and a higher value added economy (smart supply of appropriate land and premises places for entertainment, culture and Midsomer Norton growth) where indigenous companies is available and improvement of skills shopping. The local and neighbourhood are retained and able to grow, other is facilitated at Midsomer Norton and • enabling appropriate tourism centres across the urban and rural parts knowledge based sectors are attracted to Radstock to help strengthen their roles as opportunities in the city and town centres of the District need to be sustained, so the area and the industrial sector continues employment centres for the southern part they continue to play an important role • protecting and enhancing the range of to contribute to the local economy. of the District in meeting the day to day needs of their services and facilities provided in local, • increasing the availability of modern enabling small scale local employment local residents. neighbourhood and village centres, office and unit space in Bath thereby development, including those related to encouraging the provision of efficient, • enhancing Bath’s central shopping area, enabling indigenous companies to innovation opportunities, in the rural areas low carbon energy for example from to maintain its competitiveness, diverse expand and the city to better respond to District heating or combined heat and offer and reputation for independent and external demand power systems. niche retailing • maintaining an appropriate supply of • introducing more commercial space, land in Bath for industrial processes suitable for a range of enterprises, as and services to ensure the city retains a part of new mixed use developments on mixed economy underperforming sites in and close to • enabling tourism to continue to make an Bath city centre important contribution to the economy • improving the quality and capacity of of Bath and promoting the tourism shops within the core of Keynsham and potential of other parts of the District Midsomer Norton town centres e.g. by facilitating the provision of visitor accommodation
22 Objective 5 Objective 6 Objective 7 SCS Driver: Economy SCS Driver: Inequalities SCS Driver: Inequalities Locality Plan for development that promotes Economy & Growth health and well being Meet housing needs Deliver well connected places accessible • enabling more opportunities for people by sustainable means of transport • enabling the delivery of new homes to lead healthier lifestyles and have a needed to respond to expected In conjunction with the Joint Local greater sense of well-being through demographic and social changes Transport Plan, the Local Plan will deliver facilitating active modes of travel, and as far as possible to support the this by: encouraging social interaction and labour supply to meet our economic designing high quality, safe streets and • locating and designing new development objectives spaces development in a way that reduces the • ensuring that the new homes provided need and desire to travel by car and • Promoting and delivering local are of high quality design and reflect and encourages the use of public transport, employment, training and regeneration cater for a range of incomes and types walking and cycling opportunities that can contribute of household, including those in need of to a reduction in the health and • ensuring that development is affordable housing social inequalities across the District supported by high quality transport • addressing the accommodation needs of encouraging and facilitating increased infrastructure which helps to increase the gypsies and travellers local food production attractiveness of public transport, walking and cycling • ensuring the accommodation needs of • ensuring the timely provision of social any increase in the number of students and physical infrastructure, including • promoting improved access to services can be met sustainably health, welfare, spiritual, recreational, especially for rural and more remote leisure and cultural facilities areas • ensure that the development of new homes is aligned with the provision of all the necessary infrastructure
23 SPATIAL STRATEGY FOR BATH & NORTH EAST SOMERSET 32. The principal purpose of the Core Strategy is to set Development of the Spatial out clearly the spatial distribution of development Strategy within the District in order to deliver the vision and 34. strategic objectives outlined above. It provides an Formulation of the policy framework for the District overarching spatial strategy for the District as well has been guided by the NPPF and entailed as specific policy frameworks for Bath, Keynsham, analysis of evidence, formulation of options to meet the Somer Valley and the Rural Areas. Where land the objectives, engaging with local communities, is to be released from the Green Belt, strategic testing options through the sustainability appraisal sites are allocated. The Core Strategy also includes and assessing deliverability. Account has been generic core policies applicable across the District taken of the District’s functional relationship with as set out in section 6. The policy approach takes neighbouring authorities. Please note the evidence account of national policy guidance, the results base supporting the Core Strategy is listed and is of key studies as well as the issues identified available on the Council’s website at: through the consultations and public engagement on the Core Strategy with stakeholders and local www.bathnes.gov.uk/corestrategy or on request. communities. 35. 33. Development Needs: The Council has undertaken Table 3 at the end of this volume sets out how the an assessment of the needs of development within objectives are delivered through national policies, the District during the plan-period. This includes Core Strategy policies or other LDF documents. assessing the space needed for economic growth, housing, retail provision and social needs. This takes account of the Council’s objective of promotion of a higher value economy rather than only volume growth. The Council has prepared a Strategic Housing Market Assessment (SHMA) to help assess its full objectively assessed housing needs in the housing market area over the plan period up to 2029.
25 36. which is inscribed as a World Heritage 40. In terms of affordable housing need, Site; the high quality of the landscape Local Communities: National policy requires Bath has one of the widest house price is recognised by the designation of two that the results of public engagement to earnings ratios outside of London but Areas of Outstanding Natural Beauty; exercises should be treated as evidence affordability varies across the District. The there are over 50 Conservation Areas in the development of the Core Strategy. Council has therefore undertaken a viability in the District and Bath has the highest The preparation of the Core Strategy has study to inform a new policy framework on concentration of Listed Buildings outside therefore entailed close working with securing affordable housing through the of Westminster. The District also enjoys local groups and communities in order planning system. a rich and diverse biodiversity resource, to understand local priorities. This has including many protected species and included various economic, environment 37. habitats and includes or is adjacent to a and community groups in Bath, the Development land supply: number of sites of European importance for Somer Valley partnership, the Keynsham A detailed, assessment has been bats and wetland birds. These European Development Advisory Group as well as undertaken of the capacity of the District’s Sites are protected through the Habitat parish and town Councils. settlements for delivery of new housing Regulations. In this context bats are a in the SHLAA, jobs and community 41. significant issue as the District supports facilities. This has included identifying Sub-regional context: The Spatial important bat foraging areas, commuting suitable and deliverable development strategy for B&NES must take account routes and roosts of importance to the sites, understanding the environmental of the strategies and programmes of integrity of up to three European Sites. constraints including potential flood neighbouring authorities, especially in the For clarity, development likely to have a risk, assessing the appropriate mix of West of England. significant effect on a European site either uses and densities and ensuring the alone or in combination with other plans or necessary infrastructure is in place or projects, and which cannot be adequately can be secured to deliver mixed and mitigated, would not be in accordance balanced communities. It also looked at the with the Development Plan. The Council opportunities to re-use empty homes and has assessed the impact of various policy under-used properties. proposals and alternative options on the 38. Environment through the sustainability Infrastructure: An underlying principle in the appraisal, the Habitats Regulation preparation of the Core Strategy has been Assessment (HRA) and locational the need for new development to be well investigations. aligned with the necessary infrastructure, including transport, community facilities and green infrastructure The Infrastructure Delivery Programme (Information Paper 1) provides an assessment of the infrastructure needed to underpin the spatial strategy. 39. Environmental capacity: The District is renowned for its outstanding environment. Bath is the only complete city in the UK 26 43. 45. Summary of the Spatial Table 1A shows that the supply of market The assessment of housing needs is based Strategy housing has been increased to enable on two important assumptions. Firstly, the the delivery of the full assessed need SHMA assumes that the expected modest for B&NES for affordable housing. This is necessary growth in the student population at Bath’s Scale and location of growth: because much of the supply of market two universities will be accommodated housing (built, committed, and small windfall in the planned growth of mainly on- 42. Based on the demographic projections sites) will not yield affordable housing. campus new student accommodation. If the provision of purpose-built student in the SHMA, there is a need for about 44. accommodation does not keep up 9,000 new dwellings over the plan period, In addition, the NPPF requires that when with the growth in the resident student of which about one third is for affordable assessing need, full account is taken of population, more market housing will housing (See Column B in Table 1A below). market and economic signals. The increase be needed because of the pressure on in market housing above the figure derived the private letting market. Secondly, the from the demographic projections is a SHMA assumes that the contribution to necessary market adjustment given the the provision of affordable housing needs character of the housing market in the from private rented accommodation where District and particularly at Bath. occupiers are receiving housing benefit will continue at a similar scale in the future. If this contribution were to significantly fall, the need for new affordable housing would increase.
Table 1A – Objectively Assessed Need for Housing
A Local Plan Backlog B Demographic Need Sub – Total Total assessed 1996-2011 2011-2029 A + B needs
Market housing 757 6,075 6,832 9,646
Affordable housing 410 2,880 3,290 3,290
Total housing 1,167 8,955 10,122 12,956
27 46. 47. 48. The Council intends to meet in full the total The spatial distribution of housing across The identification of land for development assessed need of about 13,000 dwellings. the District is set out in the Key Diagram has sought to minimise the impact on Thus the housing requirement identified and summarised in Table 1B below. The the environment and the harm to the in the Plan which it seeks to deliver is also strategy is to locate new development Green Belt, as well as taking account of about 13,000 dwellings. It is against the in the most sustainable locations and infrastructure requirements. The Council requirement of 13,000 that the five-year the priority is to steer growth primarily to has therefore sought to make provision supply of housing will be maintained. brownfield land in urban areas of Bath, for the level of development likely to be The 13,000 is not intended as a cap on Keynsham and the larger settlements needed. The broad spatial principles are housing delivery. For example, additional in the Somer Valley. However, in order summarised below and elaborated in the large windfall sites may come forward for to meet the housing requirement and place-based volumes 2-5. development or the contribution to supply facilitate economic growth in accordance assumed to come from small windfall sites with the objectives of the Core Strategy, may be exceeded. In order to meet the some greenfield land is also required, economic growth aspirations, the Plan also including some sites to be released from enables the delivery of around the Green Belt because these are the most 10,300 new jobs. sustainable locations.
Table 1B – Spatial Distribution of the Housing Requirement
Total housing
Bath 7,020
Keynsham 2,150
Somer Valley 2,470
Rural Areas 1,120
Whitchurch Green Belt 200
Total 12,960
Actual supply figures in November 2013 SHLAA trajectory have been rounded to the 28 nearest 10 49. 50. Bath is the District’s economic driver and is Keynsham currently has a balance the primary focus for new development. It between numbers of resident workers and is also an important sub-regional economic jobs but experiences significant in and centre. Significant provision is made within out-commuting in light of the mismatch of Bath for economic growth, particularly resident workforce and types of available modern employment space to meet the jobs. A focus will be to generate a range changing needs of the economy and take of jobs more suitable to the resident advantage of Bath’s competitive position. workforce. The key areas of change The Council’s policy of ‘smart’ growth in Keynsham will be in the town centre promotes higher value sectors rather than and at Somerdale which has significant only volume growth. Key areas of change implications for the future of the town. In within the city are along the riverside, addition land is removed from the Green especially, in the Enterprise Zone. In order Belt to the south west and east of the town to meet development needs, land is and allocated for development in order released from the Green Belt at Odd Down to provide additional employment floor and allocated for development. space and housing. However, infrastructure constraints and national Green Belt objectives limit the level of development that the Town can accommodate. Land is also removed from the Green Belt at East Keynsham and safeguarded for possible development in the future. Development of this land will be permitted only when allocated for development following a review of the plan. These changes do not undermine the Core Strategy objective to maintain the town’s separate identity.
29 51. sustainability appraisal identifies land on needed in the calculation of the 5 year In the Somer Valley there is significant the edge of Bristol as being a relatively housing supply at least for this first Plan net out-commuting due the size of the sustainable location. period. Subject to delivery performance, employment base but there are also this may decrease to 5% later in the plan 54. significant residential commitments on period. The Green Belt is shown on the Key both greenfield and brownfield sites. The Diagram. The development of the spatial 57. area does not have an operating rail link, strategy has sought to minimise the impact The take up of floorspace for economic there are no direct links to the motorways on the Green Belt as far as possible. development and the generation of and there is limited scope to provide However, as described above, four additional employment is dependent on substantial infrastructure improvements strategic changes are made to the inner national economic performance as well as in the Plan period. The strategy therefore Green Belt boundary to release land to planning policy and local and sub-regional recognises this position, and seeks to meet the need for new development. The economic strategies. The jobs figure facilitate economic-led regeneration new detailed boundary is set out on the in the Plan is not a cap and additional enabling job growth in the area. The focus Policies Map. growth will be enabled, if possible, where for change will be in the town centres and development would be sustainable. on vacant and under-used sites within 55. the Housing Development Boundary. The Nature of growth: The spatial strategy 58. Housing Development Boundary has been seeks to limit the impact of new The Infrastructure Delivery Programme reviewed in the Placemaking Plan. development as a cause of climate change (IDP) outlines how necessary social, in terms of design and construction and transport and green infrastructure are 52. also takes account of the impacts of aligned with new development. It focuses In line with national policy and sustainability climate change. Particular emphasis is also particularly on delivery mechanisms in the principles, new development in rural areas placed on the quality of new development first 5 years of the Plan period. Essential will be restrained in comparison with the and seeking to ensure the different needs infrastructure required to support the urban areas, although provision is made of the District’s communities, such as District-wide strategy is outlined in the to meet local needs, such as affordable housing type and size or workspace needs relevant section of the Core Strategy. housing, and to benefit the rural economy. are addressed. New development is focussed at those settlements which have a range of local 56. facilities, good public transport access and Delivery: The scale of new homes entails community support. The strict controls in a significant uplift in past rates of delivery the Green Belt will continue to apply to from around 380 (2001-11) to an annualised large parts of the rural areas and there is average of 700+ (2011-29). Diagram 3a restraint on development that would be below sets out the proposed housing out of scale or harm the character of the trajectory as at adoption of the Plan. open countryside. Completions during 2011-2013 have been below the required annual average so there is already a shortfall in delivery. To 53. recover from this shortfall, the annual rate However, in order to meet development of delivery required for the first five year needs during the Plan period, land is period from adoption (2014-19) has been released from the Green Belt and allocated increased to 850 pa (4,250 dwellings over for development at Whitchurch. Whilst the 5 year period). A 20% buffer will be not well placed for Bath, the Council’s 30 Note: completions for 2013/14 are Diagram 3a provisional pending the completion of full Housing Trajectory at Adoption year monitoring.
100
900
800
700
600
500 850 850 850 850 850 400 722 722 722 722 722 722 722 722 722 722
300 550 510 463 200
100
0 11/12 12/13 13/14 14/15 15/16 16/17 17/18 18/19 19/20 20/21 21/22 22/23 23/24 24/25 25/26 26/27 27/28 28/29
31 2 making provision to accommodate: 7 protecting and enhancing the District’s biodiversity resource including sites, POLICY DW1: • a net increase of 10,300 jobs; habitats and species of European District-wide • an increase in the supply of housing by importance around 13,000 homes. 8 ensuring infrastructure is aligned with Spatial Strategy 3 prioritising the use of brownfield new development The overarching strategy for B&NES is to opportunities for new development in 9 Reviewing the Core Strategy at around promote sustainable development by: order to limit the need for development five yearly intervals and when necessary, on greenfield sites 1 focussing new housing, jobs and make changes to ensure that both: community facilities in Bath, Keynsham, 4 retaining the general extent of Bristol a the objectives are being achieved and the Somer Valley particularly – Bath Green Belt within B&NES, other particularly the delivery of the housing ensuring: than removing land to meet the District’s and work space targets set out in Table development needs at the following a there is the necessary modern office 9 to ensure that there remains a flexible locations identified on the Key Diagram space in Bath within or adjoining the city supply of deliverable and developable and allocated on the Policies Map: centre to enable diversification of the land; and economy whilst maintaining the unique • Land adjoining Odd Down heritage of the City b the Core Strategy is planning for • Land adjoining East Keynsham the most appropriate growth targets, b sufficient space is available in particularly housing and work space/jobs. Keynsham to reposition the town as a • Land adjoining South West Keynsham The first review will be timed to co- more significant business location whilst • Land at Whitchurch retaining its separate identity ordinate with the review of the West of 5 requiring development to be designed England Core Strategies in around 2016. c there is deliverable space to enable job in a way that is resilient to the impacts of growth in the towns and principal villages climate change in the Somer Valley to create a thriving and vibrant area which is more self-reliant 6 Protecting, conserving and enhancing socially and economically the District’s nationally and locally important cultural and heritage assets d development in rural areas is located at settlements with a good range of local facilities and with good access to public transport
Core Strategy Policy
32 Table 2 – Locational Policy Framework 59. The villages identified in Table 2 are those Locational Policies with a Housing Development Boundary. In addition to the villages identified above The Policy Framework for the location of new there is a range of smaller villages and development is as follows: hamlets in the District where a Housing Development Boundary is not defined. Bath Policies B1, B2, B3, B3A, B3C, B4 These settlements are treated as open countryside with regard to the policy framework for residential development. Keynsham Policies KE1, KE2, KE3A & B, KE4
Midsomer Norton, Westfield & Radstock Policies SV1, SV2, SV3
Paulton, Peasedown St. John Policy SV1
Timsbury, Camerton, Hallatrow, Policy SV1, and Policy RA1 or RA2 High Littleton, Farrington Gurney
Bathampton, Batheaston, Bathford, Bishop Policy RA1 or RA2 Sutton, Clutton/Temple Cloud, Compton Martin, East Harptree, Farrington Gurney, Farmborough, Hinton Blewett, Saltford, Camerton, Ubley, West Harptree and Whitchurch
Whitchurch Policy RA5
Chew Magna, Chew Stoke, Claverton, Combe Policy GB2 Hay, Corston, Englishcombe, Freshford, Hinton Charterhouse, Kelston, Marksbury, Monkton Combe, Newton St. Loe, Pensford, Priston, Shoscombe, South Stoke, Stanton Drew (including Upper Stanton Drew and Highfields), Tunley, Upper Swainswick, and Wellow
33 BRISTOL Batheaston
Whitchurch 200 homes KEYNSHAM Saltford Ri Bathford ve r A 2,150 homes von 1,600 jobs
BATH RURAL AREAS 7,020 homes 1,120 homes 6,950 jobs 700 jobs
Farmborough Chew Valley Blagdon Lake Bishop Lake Sutton Timsbury DIAGRAM 4 Temple SOMER VALLEY Peasedown Cloud St John BATH & NORTH EAST 2,470 homes SOMERSET: THE KEY Paulton 900 jobs DIAGRAM Radstock KEY General extent of Green Belt Midsomer AONB Norton Strategic locations Westfield Area of search for location of Flood Mitigation Measures Showcase Bus Routes Strategic Site Strategic Green Belt release 34 © Crown copyright. All rights reserved (100023334) (2010) Housing Housing Proposals in Housing Proposals in Housing Proposals at Keynsham and the Somer the Villages outside the Villages in the Green Belt Development on Valley Green Belt 64. Although the construction of new buildings 61. 63. Non-allocated is regarded as inappropriate development For Keynsham, the policy approach In the Rural Areas Core Strategy Policies in Green Belt, limited infilling in villages is for considering housing development RA1 and RA2 allow residential development Sites at Bath, an exception to this policy. For settlements proposals on non-allocated sites is made in principle within the HDB in villages washed over by the Green Belt, Policy clear in the Core Strategy. Policy KE1(2b) in not washed over by the Green Belt. The Keynsham and GB2 will apply as set out in the Green the Keynsham place-based section allows strategy for the rural areas is to enable Belt Development Management Policies residential development if it is within the housing development of around 50 Somer Valley section. Any proposals outside the HDBs Housing Development Boundary (HDB) dwellings in villages that meet the Policy would be considered inappropriate or forms an element of Policies KE2 (Town RA1 criteria. For those villages which do development in the Green Belt and Core Centre/Somerdale Strategic Policy), KE3 not meet the Policy RA1 requirements, Strategy Policy CP8 would apply. Housing proposals (East Keynsham Strategic Site Allocation) or Policy RA2 applies and limited residential in Bath KE4 (South West Keynsham Strategic Site development of around 10-15 dwellings Allocation). is considered acceptable in principle in 60. those villages. This level of development Policy B1(3) in the Bath place-based 62. at RA1 and RA2 villages is in addition to section sets out the housing distribution In respect of the Somer Valley, Core small windfall sites within the housing to be planned for within Bath and clarifies Strategy Policy SV1(4) relates to the housing development boundary and will enable that residential development will be proposals in Midsomer Norton, Radstock, delivery of the 1,120 dwellings for the acceptable in principle provided the Westfield, Paulton and Peasedown St. John Rural Areas during the Plan period. The proposal lies within the existing urban and clarifies that Policies RA1 and RA2 application of these policies is explained area of Bath as defined by the Green Belt are applicable to the other settlements in in more detail in the Rural Areas section boundary subject to compliance with all the Somer Valley. Policy SV1 confirms that below. other policy considerations (e.g. policies housing development will be acceptable in relating to design, density, heritage, nature principle within the HDB and that residential conservation, landscape and transport). development on sites outside the HDB will be acceptable if identified in an adopted Neighbourhood Plan (see the Somer Valley place-based section).
35 67. development boundary defined on the district-wide infrastructure requirements Rural Areas The strategy for the rural areas therefore Policies Map (see Policy RA2). In those identified in the B&NES Infrastructure is to enable housing developments of villages washed over by the Green Belt Delivery Programme is summarised below, Meeting Local Need for around 50 dwellings at each of the villages development proposals will be considered these are supplemented by infrastructure Housing and Employment (in addition to small windfall sites within the in the context of national policy set out in requirements included in each of the place HDB) which meet the criteria of Policy RA1. the NPPF. In addition the rural exception site based sections. The Infrastructure Delivery There are a number of villages where: To secure and maintain balanced and more Policy RA4 will provide the opportunity for Programme also contains a number of • access to facilities and public transport is self-contained communities and reduce the affordable housing based on local needs. desirable infrastructure items which are need to travel, a village meeting the RA1 not included below, infrastructure planning best 69. criteria should have a primary school with involves an ongoing process of dialogue A range of different types and sizes of • there is capacity for development sufficient capacity (or ability to expand) to and communication with infrastructure housing is needed across the rural area. accommodate the primary education needs providers and as further evidence is These villages are to be the focus for new In many villages smaller dwellings are of the existing population and those arising developed and future funding is secured small scale development under Policy RA1. required in order to meet the needs of from the development as expected by additional items may be added to the young people and older people wishing Housing Policy LCR3A. This will ensure consistency Infrastructure Delivery Programme or their to down size. Core Policy CP9 seeks with Policy CP13 which requires that new status may be upgraded or altered. 65. to ensure that housing development development is supported by the timely In accordance with the Spatial Strategy for proposals meet needs arising from local delivery of required infrastructure. The the Somer Valley (Policy SV1) Paulton and demographic circumstances. Peasedown St John are not considered allocation of sites have been considered under the rural areas strategy but within the in more detail through the Placemaking Employment Plan in conjunction with Parish Councils as Somer Valley. 70. the locally elected representatives of their Where local need is identified, small 66. communities. The Housing Development scale employment developments will be Policy RA1 should be considered alongside Boundaries shown on the Policies Map appropriate at the identified villages (see Core Policy CP8 Green Belt. Given the have been reviewed as part of the Policy RA1). The section on rural economic overall level of housing required during Placemaking Plan to incorporate the sites development expands on appropriate the plan period and the spatial strategy for identified and /or enable new sites to development of employment uses beyond meeting this requirement it is not considered come forward. Sites identified in adopted identified villages. Other policies relating that exceptional circumstances exist to Neighbourhood Plans that adjoin the to the rural economy can be found in the A warrant changing the inset boundaries at housing development boundary of villages Prosperous Economy chapter. the villages excluded from the Green Belt meeting the criteria of Policy RA1 will also be that meet the criteria of Policy RA1. However, appropriate and these may come forward 71. there may be opportunities to deliver some for inclusion as a part of the Placemaking In villages washed over by the Green Belt housing within the housing development Plan or subsequent to it. with a housing development boundary as boundary in these villages excluded from the defined on the Policies Map proposals for 68. Green Belt (insets). Therefore, in accordance residential and employment development To complement this approach, some limited with the NPPF proposals for development will be determined in accordance with residential development of around 10-15 in the Green Belt will not be acceptable national policy set out in the NPPF. unless very special circumstances for dwellings (in addition to small windfall sites development can be demonstrated. within the HDB) will be allowed in those 72. villages not meeting the criteria and located Delivery of the District wide spatial strategy outside the Green Belt. Such development will need to be supported by the provision will only be permitted within the housing of necessary infrastructure. The key 36 Residential development on previously Limited residential development on sites POLICY RA1 developed sites falling within the scope of POLICY RA2 adjoining the housing development Policy ED2B adjoining and closely related boundary at these villages will be Development in the to the housing development boundary Development in Villages acceptable if identified in an adopted Villages Meeting the will be acceptable if the requirements of outside the Green Belt Neighbourhood Plan. Policy ED2B and other relevant policies Listed Criteria are met. Residential development on not Meeting Policy RA1 At the villages located outside the Green sites outside the Green Belt adjoining the Criteria Belt or excluded from the Green Belt, housing development boundary at these In villages outside the Green Belt with a proposals for residential development villages will be acceptable if identified in an housing development boundary defined of a scale, character and appearance adopted Neighbourhood Plan. on the Policies Map and not meeting appropriate to the village and its setting Proposals at villages located outside the criteria of Policy RA1 proposals for will be acceptable within the housing the Green Belt or excluded from the some limited residential development development boundary provided the Green Belt for employment development and employment development will be proposal is in accordance with the spatial of a scale, character and appearance acceptable where: strategy for the District set out under Policy appropriate to the village and its setting DW1 and the village has: will be acceptable within and adjoining the a they are of a scale, character and appearance appropriate to the village a a primary school and at least 2 of the housing development boundary on land following key facilities within the village: outside the Green Belt. b in the case of residential development post office, community meeting place and they lie within the housing development convenience shop, and boundary b at least a daily Monday-Saturday public c in the case of employment development transport service to main centres, they lie within or adjoining the housing development boundary
Placemaking Plan Policy Placemaking Plan Policy
37 INFRASTRUCTURE 39 Table 3 – Key District-wide Infrastructure
IDP Ref Key infrastructure item Phasing Cost Key infrastructure item
DWI.1 Direct Public Investment in 2010–2015 £10m • Homes & Communities Agency Affordable Housing • Funding through the West of England • Single Conversation: West of England • Delivery and Infrastructure Plan
DWI.2 Waste Treatment facilities 2010–2029 Not Joint Waste Core Strategy identifies deliverable sites. Development likely to be delivered quantified through public/private sector led delivery.
DWI.3 Early Years, Primary & Secondary At key stages Schools reorganisation plan to contain the Strategy of the Local Education Authority. Education throughout the Developer contributions to be secured. Land is safeguarded in the Placemaking Plan for plan period primary education purposes.
DWI.4 Acute Care – Capital Projects 2010–2029 £50m RUH NHS Trust seeking funding working with the Department of Health. associated with maintenance of the estate, to enable the RUH to provide for increasing numbers, anticipated demographic change will increase numbers of young and old who are the main groups accessing acute care.
DWI.5 Power Generation & Distribution 2010–2029 Not Western Power Distribution (South West) Plc. 5 year cycles of investment agreed with quantified Ofgem.
DWI.6 Gas Supply 2010–2029 Not Wales and West Utilities Infrastructure Plan – private sector funded. Specific issues in Bath quantified addressed via BWR site works.
40 IDP Ref Key infrastructure item Phasing Cost Key infrastructure item
DWI.7 Water Supply 2010–2029 Not Bristol Water Resource Management Plan. Wessex Water Business Plan. quantified
DWI.8 Waste Water 2010–2029 Not Wessex Water Business Plan (2010-15) 5 year cycles of investment agreed with Ofwat. quantified
DWI.9 Playing Pitches 2010–2029 Not • Playing Pitch Strategy Evidence Base quantified • Green Space Strategy (2008) • Delivery via public sector asset management and private sector investment.
DWI.10 Green Space 2010–2029 Standards Green Space Strategy Delivery via public sector asset management and private sector (Formal, Informal & Allotments) set and cost investment. of provision quantified in the Green Space Strategy
DWI.11 Children’s Play To be £2.5m capital • Department for Children, Schools and Families. complete funding • Town and Parish Councils. by 2029 Further costs not quantified.
DWI.12 Green Infrastructure 2011–2029 Not Green Infrastructure Strategy. Delivery via public sector asset management, private sector quantified investment, voluntary and community sector.
DWI.13 Greater Bristol Bus Network 2006–2016 £70m for overall West of England Authorities, First Group, DfT. Improvements project
41 Table 4 – Policy Framework and Mechanisms for Delivering the Strategic Objectives
Strategic Objectives & SCS drivers Policy framework and mechanisms to support delivery
1. Pursue a low carbon and sustainable future in National Policy NPPF Key Strategies & Plans a changing climate Local Policy • Strategy Flood Risk Assessments • Flood Risk Management Strategy Climate change Growth Core Strategy: • Policy DW1 District Wide Spatial Strategy • Policy CP4 District Heating • Policy CP1 Retrofitting Existing Buildings • Policy CP2 Sustainable Construction • Policy CP3 Renewable Energy • Place based Sections
Placemaking Plan policies for: • Renewable Energy, Sustainable Construction • Joint Waste Core Strategy • Site Allocations – Development & Design Principles
2. Protect and enhance the District’s natural, National Policy Key Strategies & Plans built and cultural heritage and provide green NPPF • Public Realm & Movement Strategy for Bath City infrastructure Centre Local Policy • Cultural Strategy Growth, Locality Core Strategy: • World Heritage Site Management Plan • Policy B4 The World Heritage Site and its Setting • South West Nature Map • Policy CP6 Environment Quality • Green Infrastructure Strategy • Policy CP8 Green Belt • Green Space Strategy • Place-Based Sections • Planning Obligations SPD • Infrastructure Delivery Programme Placemaking Plan policies for: • WILDthings Biodiversity Action Plan • Design, Community & Recreation, Green Belt, Natural Environment, • Cotswolds and Mendip Hills AONB Management Plans Historic Environment • Site Allocations – Development & Design Principles
42 Table 4 – Policy framework and mechanisms for delivering the strategic objectives
Strategic Objectives & SCS drivers Policy framework and mechanisms to support delivery
3. Encourage economic development, National Policy Key Strategies & Plans diversification and prosperity NPPF • Economic Development Strategy • Public Realm and Movement Strategy for Growth, Economy Local Policy Bath City Centre Core Strategy: • Policy DW1 District Wide Spatial Strategy • Policy CP12 Centres and Retailing • Place-Based Sections
Placemaking Plan policies for: • Economy, Retail & Agriculture •Site Allocations – Development & Design Principles
4. Invest in our city, town and local centres National Policy Key Strategies & Plans NPPF • Destination Management Plan Growth, Locality, Economy • Retail Strategy Local Policy • Economic Development Strategy Core Strategy: • Public Realm and Movement Strategy for • Policy CP12 Centres and Retailing Bath City Centre • Place-Based Sections
Placemaking Plan policies for: • Design, Economy, Agriculture, Recreation, Retail • Site Allocations – Development & Design Principles
43 Table 4 – Policy Framework and mechanisms for delivering the strategic objectives
Strategic Objectives & SCS drivers Policy framework and mechanisms to support delivery
5. Meet housing needs National Policy Key Strategies & Plans NPPF • The Key to Independence – Housing Strategy for Demographic Change, Growth, Inequalities, Older People Locality Local Policy • Student Accommodation Strategy Core Strategy: • Infrastructure Delivery Programme • Policy DW1 District Wide Spatial Strategy • Housing and Wellbeing Strategy 2010-2015 • Policy CP9 Affordable Housing • Policy CP10 Housing Mix • Policy CP13 Infrastructure Provision • Policy CP11 Gypsies, Travellers and Travelling Showpeople • Policy B5 Strategic Policy for Bath’s Universities • Place-Based Sections
Placemaking Plan policies for: • Housing • CIL/Planning Obligations SPD • Site Allocations – Development & Design Principles
6. Plan for development that promotes health National Policy Key Strategies & Plans and well being NPPF • Green Infrastructure Strategy • Green Spaces Strategy Growth, Inequalities, Locality Local Policy • Planning Obligations SPD Core Strategy: • Housing and Wellbeing Strategy 2010-2015 • Policy CP7 Green Infrastructure • Public Realm & Movement Strategy for Bath City • Policy CP13 Infrastructure Provision Centre • Place based sections • Air Quality Management Areas for Bath, Keynsham and Saltford Placemaking Plan policies for: • Green Infrastructure, Recreation, Sustainable Transport • Site Allocations – Development & Design Principles
44 Table 4 – Policy Framework and mechanisms for delivering the strategic objectives
Strategic Objectives & SCS drivers Policy framework and mechanisms to support delivery
7. Deliver well connected places accessible by National Policy Key Strategies & Plans sustainable means of transport NPPF • Infrastructure Delivery Programme • Joint Local Transport Plan 3 Climate change, Growth, Local Policy • Public Realm & Movement Strategy for Bath City Inequalities Core Strategy: Centre • Policy CP13 Infrastructure Provision • Air Quality Management Areas for Bath, Keynsham and • Place based sections Saltford
Placemaking Plan policies for: • Recreation, Sustainable Transport • Site Allocations – Development & Design Principles
45 MONITORING & REVIEW 73. 75. timely and considered preparation and The strategic objectives for the Local The monitoring framework will be added adoption of revised policies. In light of the Development Framework are set out in to in the future as the range and number of Duty to Co-operate, the first review will chapter 1. indicators will increase as additional policies be timed to enable co-ordination with the are prepared and adopted in other Local review of the Core Strategies of adjoining These objectives will be delivered through: Development Documents. Authorities in the West of England. • The spatial strategy set out in the Core 76. Strategy Progress against many objectives/policies Delivery • Core policies and place specific policies can be measured quantitatively and this 78. is reflected in the targets set out in the If monitoring demonstrates that the • Other Local Development Documents framework below. Where appropriate planned housing provision, including 74. quantification of the objective is set out affordable housing, is not being delivered In order to ensure the strategic objectives in a way that will help to inform review of at the levels being planned for and there are being delivered progress needs to be the Core Strategy in accordance with the would be no reasonable prospect of the monitored. Set out below is a monitoring programme set out in paragraph 77 below. planned delivery of around 13,000 homes framework which comprises a range of However, other objectives/policies do to 2029, then changes will be made indicators against which performance in not lend themselves to quantification and to Core Strategy to rectify the housing delivering the strategic objectives and where appropriate a qualitative target is shortfall taking account of the impact of the associated policies can be monitored. included in order to enable performance the performance of the economy on the These indicators are grouped by objective to be measured Monitoring performance need for and delivery of housing. This may and relate to the policies in the Core against the indicators set out is principally include changes Strategy which are charged with enabling undertaken through the Authority’s to the spatial strategy. the delivery of that objective. Setting out Monitoring Report (AMR). Requisite parts of the framework in this way enables a clear the AMR are published on an annual basis path to be established from the objective, and in addition to setting out monitoring to the policies and the indicators. Only information include analysis of whether the main policies that deliver an objective and how the policies are being delivered. are identified in the framework and this In so doing it will inform the process of is therefore a simplification of complex Core Strategy policy review and provides relationships between policies and delivery evidence to inform formulation of policies in of an objective. other Local Development Documents. 77. The Core Strategy is programmed to be reviewed about every 5 years to enable flexibility in response to changing circumstances. The review will be informed by regular monitoring as set out in Table 9 as well as ensuring that the Core Strategy evidence base remains up-to-date. The review process will commence in advance of the review date in order to enable the
47 82. Review of If the SHMA review demonstrates the Growth Targets continued existence of separate housing market areas for Bath and Bristol, then 79. The Council will also monitor economic under the duty to co-operate, B&NES will growth rates, to assess whether planned continue to work closely with the adjoining targets for workspace continue to be West of England authorities to consider appropriate. If required the Council will agree the most appropriate proposals for revised targets, taking account of the West of accommodating housing needs that could England Strategic Economic Plan and make not otherwise be met within the Bristol any necessary changes to the spatial strategy Housing Market Area. to meet the new targets if necessary. 83. If the SHMA review indicates that B&NES Duty to Co-operate is part of the West of England HMA, and additional strategic housing provision is 80. Plan reviews will be undertaken in co- required, its delivery will be determined on operation with neighbouring authorities, a West of England-wide basis through the particularly in the West of England in duty to cooperate. accordance with the Duty to Co-operate 84. to ensure that cross-boundary issues are In line with the principles of spatial planning addressed. This will include a review of the the vision and objectives of the Local plan period. The timetable for the review of Development Framework will not be Local Development Documents is set out in implemented solely via planning policies the Council’s Local Development Scheme. alone. Delivery will be dependent upon the actions of other parts of the Council and 81. Arrangements are already underway other agencies. Table 5 identifies the key to review the West of England SHMA in strategies and plans that will help to deliver preparation for a review of West of England the Core Strategy objectives and for the Core Strategies in around 2016. This will entail core policies the primary means of delivery a co-ordinated response to the outputs of the is highlighted in this volume. updated SHMA. The SHMA review includes a review of the Housing Market Area.
48 Table 5 Monitoring of Strategic Objectives
Strategic Objective Policy Indicator Target
1. Pursue a low carbon CP3 Renewable Energy • Proportion and number of renewable energy schemes By 2029 and sustainable future in a granted planning permission annually 110MWe (Electricity) changing climate 165 MWth (Heat) • Amount of renewable energy generated by installed capacity, for electricity (MWe) and heat (MWth) • Amount of renewable energy generated from renewable energy sources annually (measured via ‘Feed in Tariff data).
CP4 District Heating • Number of heat priority areas where policy district heating schemes have started to be implemented • Proportion and number of Combined Heat and Power schemes granted planning permission annually
CP5 Flood Risk Number of planning permissions granted contrary to Management Environment Agency advice.
49 Table 5 Monitoring of Strategic Objectives
Strategic Objective Policy Indicator Target
2. Protect and enhance the CP6 Environmental • Change in priority habitats (in hectares) Maintain or increase the area of priority habitats by District’s natural, built and Quality 2029 • Number of nature conservation sites that are enhanced cultural assets and provide annually Annual increase in the proportion of assessed housing green infrastructure schemes that meet the Building for Life 12 (BfL12) • Number and proportion of housing schemes achieving scoring no ‘reds’ Building for Life 12 (BfL12) score of no ‘reds’ annually (post- construction monitoring) Reduce the number of principal listed buildings recorded as ‘at risk’ on the Council’s Buildings at Risk • Number of principal listed buildings recorded as ‘at risk’ on Register the Council’s Buildings at Risk Register Increase the number of up to date Conservation Area • Number of up to date Conservation Area Appraisals and Appraisals and Management Plans in place Management Plans in place • Adoption of Historic Environment related SPDs A range of indicators to monitor implementation of the actions identified in the World Heritage Site Management Plan are also identified in the Management Plan. Protection of Greenfield land through prioritising development of previously developed sites relates also to regeneration and housing delivery objective – see indicator and quantification below
CP7 Green Infrastructure A range of indicators to monitor the provision and enhancement of green infrastructure are being developed through of the Green Infrastructure Strategy
50 Table 5 Monitoring of Strategic Objectives
Strategic Objective Policy Indicator Target
3. Encourage economic DW1 District-wide spatial • Amount of floor space developed type (office/industrial) in Deliver space to provide 10,300 net additional jobs development, diversification strategy and Place based sqm, by place annually and total since 2011. Gains, losses between 2011 & 2029 as set out in the places below and prosperity spatial strategies: and net. Bath: 2011–2029 B1 • Amount of floor space on previously developed land by • Office floor space – net gain of about 40,000m2 KE1 type (office/industrial) in sqm, by place annually and total 2 SV1 since 2011. Gains, losses and net. • Industrial floor space – net loss of about 40,000m RA1&2 • Employment land available by type • Net increase of 7,000 jobs • Change in work place jobs by sub-area Keynsham: 2011–2029 2 • Number of planning consents for business premises in rural • Office floor space – net gain of about 7,200 m areas • Industrial floor space –net gain of about 8,300m2 • Economic growth forecasts from the Office of Budget • Net increase of about 1,600 jobs Responsibility (OBR) as well as from bodies such as Oxford Somer Valley: 2011–2029 Economics, Cambridge Econometrics, NIESR • Office floor space – net gain of about 2,700m2 • Industrial floor space – net loss of about 14,400m2 • Net increase of about 900 jobs
4. Invest in our city, town and CP12 Centres and retailing • Proportion of new retail floor space provided within the Health of each centre as measured by the indicators local centres centres listed in the hierarchy annually in total since 2006 specified is maintained or enhanced • Health of the centres as indicated by retail floor space The market share of comparison goods spending as losses, vacancy rates and land use mix changes in each measured by household surveys undertaken about of the centres listed in the hierarchy (city/town centres – every 5 years is maintained or enhanced annually and district/local centres – periodically) • Market share of comparison goods spending in Bath city centre and the town centres
51 Table 5 Monitoring of Strategic Objectives
Strategic Objective Policy Indicator Target
5. Meet housing needs DW1 District-wide spatial • total housing stock by tenure and type Around 13,000 homes, comprising 9710 market homes strategy • housing permissions granted by tenure and type and 3290 affordable homes 2011-2029. 40% or 30% • housing permissions developed by tenure and type affordable housing secured on large sites depending • housing delivery trajectory showing completions and on geographic location forecast completions 20% or 10% affordable housing secured on small sites • % affordable housing secured on qualifying sites depending on geographic location • Change in resident student numbers • Change in purpose-built student accommodation Growth in student numbers matches growth in purpose- built accommodation at each plan review.
Place based spatial As above but broken down for (Bath, Keynsham, Somer strategies Valley & rural areas) B1 KE1 SV1 RA1& RA2
Percentage of new homes provided on previously Around 80% of new housing provided between 2011 developed land annually and since 2006 in B&NES and 2029 should be on previously developed land
CP10 Housing mix Annual residential dwelling completions broken down by size of property (number of bedrooms) and tenure
CP11 Gypsies, travellers Net additional gypsy and traveller pitches provided annually Delivery indicators to be identified in the Gypsy and travelling showpeople and since 2011 Traveller DPD.
52 Table 5 Monitoring of Strategic Objectives
Strategic Objective Policy Indicator Target
6. Plan for development that CP13 Annual progress on the delivery of infrastructure will be By 2016 within the Bath AQMA, Keynsham AQMA promotes health and well Infrastructure Provision. reported via the Infrastructure Delivery Programme. Including: and Saltford AQMA annual average concentrations of being Place based strategies Nitrogen Dioxide (NO2) not to exceed 40 ug/m3 • Progress on scheme delivery and funding (AQMAs) B1 • Status and risk of infrastructure planned KE1 • Annual Progress Report on Air Quality management Areas as submitted to DEFRA (by Environmental Health)
7. Deliver well connected • 11 transport related indicators are monitored as part of places accessible by JLTP3. sustainable means of http://www.travelplus.org.uk/ transport
53 CORE AND DEVELOPMENT MANAGEMENT POLICIES INTRODUCTION 85. 87. The spatial strategies set out in the place Once developed these policies will be based sections cover the different areas used to assess and determine planning of the District. There are also a number applications and appeals. The NPPF makes of generic issues which need to be it clears that ‘only policies that provide a addressed through District-wide policies in clear indication of how a decision maker order to implement the vision and spatial should react to a development proposal objectives. As well as providing the long should be included in the plan.’ term policy framework for the District, they 88. will support the delivery of development The core and development management and corporate actions, and they will policies and the place specific policies are guide the content of other policies in the complementary so it is important that the Development Plan. After each of the core policy framework is read as a whole. The policies the main planning mechanisms by policies set out below do not replicate which the Council will seek to deliver the existing national policy. policy are set out. The delivery section is not part of the relevant core policy. 86. The core policies are complemented by a range of positive and proactive development management policies to help deliver the objectives of the Core Strategy, taking account of national planning policy (NPPF). Building on the policy themes set out in the Core Strategy, their purpose is to help maintain a high quality environment and to ensure development schemes help to make better places.
56 SUSTAINABILITY PRINCIPLES Where there are no policies relevant to 89. the application or relevant policies are out Central to national planning policy POLICY SD1: of date at the time of making the decision is the presumption in favour of then the Council will grant permission sustainable development. The Council is Presumption unless material considerations indicate committed to help achieve sustainable otherwise – taking into account whether: development and will give favourable in Favour of consideration to proposals which will • Any adverse impacts of granting contribute towards delivering a strong, Sustainable permission would significantly and flexible and sustainable economy; the demonstrably outweigh the benefits, protection and enhancement of our Development when assessed against the policies in natural, built and historic environment, When considering development the National Planning Policy Framework the prudent use of natural resources proposals the Council will take a positive taken as a whole; or and which mitigate and adapt to climate approach that reflects the presumption • Specific policies in that Framework change; and which support strong, in favour of sustainable development indicate that development should be vibrant and healthy communities. This contained in the National Planning restricted. approach is embodied in Policy SD1 and Policy Framework. It will always work is reflected in all policies in the Core proactively with applicants jointly to find Strategy and planning decisions solutions which mean that proposals can made by the Council. be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Core Strategy (and, where relevant, with policies in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise.
Core Strategy Policy
58 RESPONDING TO CLIMATE CHANGE
“Sustainable development is development that meets the needs of the present without compromising the ability of future generations to meet their own needs” World Commission on Environment and Development. Our common future 1987 94. Reducing the Area’s CO2 Retrofitting The retrofitting of existing buildings Emissions Existing Buildings could create local jobs in the low carbon economy, ensure our existing building 90. 92. Bath and North East Somerset’s Retrofitting involves incorporating stock remains affordable in terms of Sustainable Community Strategy (SCS) measures in existing buildings to reduce energy use and will also make a significant identifies climate change as the first of the demand for energy and resources. For contribution to carbon emission reduction its six key themes. Climate change is example by reducing the amount of heat targets included within the Sustainable also a cross cutting objective of the Core lost through the roof, walls and windows Community Strategy. Strategy. In the context of national targets and introducing technologies to generate 95. the SCS commits the Council to providing renewable energy on site. Some measures Given the quality of the historic leadership for a reduction of the area’s are permitted development but others environment in the District and the high CO2 emissions by 45% by require planning permission, listed building number of listed buildings, Conservation 2029 from 1990 levels. or other consents. Policy CP1 sets out Areas and the World Heritage Site the approach to retrofitting for all existing designation for Bath a SPD on sustainable 91. buildings, including historic buildings. The CO2 reductions should be achieved construction and retrofitting has been Historic buildings include those of solid wall by application of the following energy prepared to provide guidance on or traditional construction. hierarchy: sensitively retrofitting our historic building stock. Proposals for retrofitting historic 93. • Reduce use of energy and use energy The UK has agreed to make an 80% buildings should also ensure that the more efficiently carbon emission reduction by 2050 integrity of European wildlife sites and • Promote energy from renewable and low (based on 1990 levels). As 41% of Bath & species is not compromised. carbon sources North East Somerset’s carbon emissions come from domestic properties and 34% from commercial premises (DEFRA, 2007) improving the energy efficiency of existing buildings is a priority particularly for those vulnerable households in, or at risk of, fuel poverty.
60 Retrofitting Historic Buildings 2 This policy will provide a basis for Sustainable Development Management and will be POLICY CP1: The Council will seek to encourage supported by the Sustainable Construction Construction and enable the sensitive retrofitting of and Retrofitting Supplementary Planning 96. Retrofitting energy efficiency measures and the Document. The Sustainable Construction The EU has set a target for Nearly Zero appropriate use of micro-renewables in Checklist will be updated to include a Energy Buildings by 2020 which member Existing Buildings historic buildings (including listed buildings section on sustainable refurbishment states must respond to. Retrofitting measures to existing buildings and buildings of solid wall or traditional to raise awareness of the measures to improve their energy efficiency and construction) and in conservation recommended in retrofitting existing adaptability to climate change and the areas, whilst safeguarding the special buildings appropriate incorporation of micro- characteristics of these heritage assets for renewables will be encouraged. the future. Proposals will be considered 3 Specific opportunities and principles Priority will be given to facilitating carbon against national planning policy. that should be considered at the masterplanning stage will be identified in reduction through retrofitting at whole The policy will be supported by the the Placemaking Plan and potentially in street or neighbourhood scales to reduce Council’s Sustainable Construction and any future site specific SPD where existing costs, improve viability and support Retrofitting Supplementary Planning buildings are present. coordinated programmes of improvement. Document. 4 Signposting of retrofitting information Masterplanning and 'major development' Delivery (as defined in the Town & Country including Government financial initiatives Planning (Development Management 1 Retrofitting will be encouraged through a and schemes, public awareness and Procedure (England) Order 2010) in range of mechanisms under the influence demonstration events will also be the District should demonstrate that of the Council and its partners, including provided by the Council. opportunities for the retention and via Planning Services, information and retrofitting of existing buildings within advice services, community enabling and the site have been included within the support projects and Housing Services scheme. All schemes should consider retrofitting opportunities as part of their design brief and measures to support this will be introduced.
Core Strategy Policy
61 • Conserving water resources and POLICY CP2: minimising vulnerability to flooding; • Efficiency in materials use, including the Sustainable type, life cycle and source of materials to Construction be used; Sustainable design and construction • Flexibility and adaptability, allowing future will be integral to new development in modification of use or layout, facilitating Bath & North East Somerset. All planning future refurbishment and retrofitting; applications should include evidence that • Consideration of climate change the standards below will be addressed: adaptation. • Maximising energy efficiency and Applications for all development will integrating the use of renewable and need to be accompanied by a B&NES low-carbon energy (i.e. in the form of an Sustainable Construction Checklist. energy strategy with reference to Policy CP4 as necessary); Delivery • Minimisation of waste and maximising of 1 This policy will provide a basis for recycling of any waste generated during Development Management. construction and in operation; 2 The Sustainable Construction Checklist and Sustainability Statements will be used to assess the approach taken to sustainable construction in planning applications.
Core Strategy Policy
62 99. c the need for secure and reliable energy Core Strategy Policy CP3 of the Core Strategy seeks generation capacity Policy: Renewable to achieve an increase in the level of POLICY CP3: renewable energy generation in the District. d environmental impact (see Policy CP6) Energy Targets These will be monitored and adjusted Renewable Delivery 97. as technologies and initiatives improve. The UK Renewable Energy Strategy Whilst these targets are challenging, recent Energy 1 Renewable Energy schemes will sets out to achieve 15% of energy to be national commitments such as expansion of Development should contribute to be encouraged through a range of generated from renewable sources by permitted development rights and financial achieving the following minimum level mechanisms under the influence of the 2020, comprising 30% of electricity and incentives such as ‘Feed in Tariff’ and ‘the of Renewable Electricity and Heat Council and its partners, including via 12% of heat. In 2007, the District’s electricity Green Deal’, should accelerate energy generation by 2029. Planning Services, information and advice supply from renewable sources was only provision from renewable low carbon services, community enabling and support approximately 0.06 MWe (Regen SW, sources. These standards may be revised projects. 2010), which is less than 0.1%. By 2015, the and updated through the Core Strategy Capacity 2 Delivery will be through the District’s electricity supply from renewable review as sustainability methodologies, (Megawatt) Development Management process. sources had risen to 12.82 MWe. technologies and initiatives develop. The Sustainable Construction Checklist 98. and Design & Access Statements In order to assist identifying the potential Electricity 110MWe will be used to assess the approach for supply and demand for renewable and (Megawatt taken to renewable energy in planning low carbon energy and the impacts this Electricity) applications. might have on environmental and heritage Also crucial to effective delivery will assets in Bath and North East Somerset, the 3 be working in partnership with key Council commissioned ‘Renewable Energy Heat 165MWth stakeholders such as local communities, Research and Planning’ (June 2009) (Megawatt businesses, Parish Councils and amenity and a Research Update (Nov 2010). This Thermal) groups. Renewable Energy Research is available as a snapshot to assist in considering possible 4 Signposting of renewable energy proposals and may be updated by the information including public awareness Council as technologies develop. Proposals for low carbon and renewable events can also be provided on the energy infrastructure, including large-scale website with links to relevant service freestanding installations, will be assessed areas. under the national policies and against the following: a potential social and economic benefits including local job creation opportunities b contribution to significant community benefits
Core Strategy Policy
63 • Council’s Vision and Values: Sets the aim 102. Policy Context Sustainable that the District will have “Unique places B&NES Council has an adopted and beautiful surroundings…which are Sustainable Construction & Retrofitting 104. Construction building for a greener/ low carbon future” Supplementary Planning Document The National Planning Guidance states and an Energy Efficiency & Renewable that Local Planning Authorities may wish • The Environmental Sustainability & Energy Guidance for Listed Buildings and to establish policies which give positive & Renewable Climate Change Strategy: Sets the target Undesignated Historic Buildings, which weight to renewable and low carbon of a 45% reduction in the area’s CO2 provides detailed guidance – this guidance energy initiatives which have clear Energy emissions by 2026, in line with national is aimed at householders and small scale evidence of local community involvement climate change targets. Context developers. and leadership. 101. 100. 103. 105. Within the Placemaking Plan there is Climate change and environmental B&NES Council has also worked with The Government’s Community Energy an opportunity to build on the planning sustainability objectives are enshrined in Regen SW to prepare Informal Guidance Strategy also states that: policies contained within the Core Strategy the highest level of local policy, as follows: on renewables in the Green Belt – the (including policies CP1 on Retrofitting, CP2 • Government wants to see all authorities Placemaking Plan aims to reflect this • Core Strategy: Tackling climate change Sustainable Construction, CP3 Renewable showing leadership to help deliver position in policy. is the cross-cutting objective of the Core Energy and CP4 District Heating), to community energy projects (para 76) Strategy, and the Climate Change Core further support and promote sustainable Policies CP1-4 set out a range of ways in • Government urges all local authorities to construction and design and facilitate the fully explore partnership and investment which this will be delivered through spatial delivery of renewable energy schemes in planning opportunities for community energy in the district. The policy approach set out their local area (para 80) • Health & Wellbeing Strategy: The Healthy in the Placemaking Plan reflects evolving & Sustainable Places theme outlines national policy. an approach to improving health and wellbeing through measures that also improve environmental sustainability • Economic Strategy: Contains Sustainability as a cross-cutting objective and actions within the Sustainable, Connected Communities theme will facilitate the transition to a low carbon economy
64 106. 109. Following the publication of the Policy aims On-site renewable This policy approach has already been Placemaking Plan options consultation, 107. energy requirement successfully implemented (at 10% on-site further changes were made to Government The following Placemaking Plan policies renewables) for the Bath Western Riverside 108. aim to add to existing policies, and to policy in relation to this area including In order to support the delivery of Core Development – achieved by a combination specifically: the most significant of which are the Strategy Policy CP3, it is expected that of biomass District Heating and solar PV. Productivity Plan (which removed the 2016 • Facilitate more sustainable construction to major development, excluding industrial Furthermore, adjoining authorities already zero carbon homes policy requirement, and be employed in all new development B2 and B8 uses, will provide sufficient operate this policy approach successfully. the increasing standards within building renewable energy on-site to reduce The Energy Act (2008) continues to • Provide more detailed development regulations and the associated “allowable anticipated (regulated) carbon dioxide facilitate on-site renewable energy targets, management policies in relation to free solutions” mechanism together with various emissions in buildings by at least 10%. provided that the technical potential and standing solar developments renewable energy sector subsidies), and a Technical and viability evidence has been financial viability have been demonstrated Ministerial Statement (June 2015) in relation • Support community led renewable energy produced by the Council and Regen SW to have been adequately considered and to on-shore wind, which requires all sites and low carbon development to support this policy and this can be tested. to be identified in either Local Plans or found in the evidence base. Industrial 110. Neighbourhood Plans and to have the full • Introduce site specific renewable energy land uses (Use Classes B2 and B8) are Although the policy is technologically backing of the community to be deemed requirements for allocated sites that are exempted on the basis of financial viability. neutral, in that it does not specify which acceptable in planning terms. viable and feasible In specific cases where viability issues renewable energy generation technology • Reintroduce specific low cost are demonstrated, which compromise the should be used, it is anticipated that the sustainability requirements (previously ability to deliver this policy, the site specific policy would be met by the inclusion of contained within the Code for Sustainable viability case will need to be considered in solar PV or via connection to biomass Homes policy) specifically: line with national policy. district heating systems in almost all cases. - Cycle parking (now included within the Transport Policy section) - Water standards - Rainwater harvesting • Introduce a new policy in relation to Sustainable Urban Drainage
65 Roof-mounted/ POLICY SCR1: Building-integrated Scale POLICY SCR2: On-site Solar PV Roof-mounted/ 111. Renewable In many cases roof-mounted solar Building- photovoltaic (PV) panels are now permitted Energy development (the Council’s permitted integrated Scale development checklist for retrofit provides Requirement further detail). However, where planning Solar PV On-site renewable energy requirement permission is required, solar arrays should 1 Where planning permission is required for roof-mounted/building-integrated Developers of major proposals at or be designed to complement the aesthetic solar PV, the following matters should be above a threshold of 1,000 square of the host building. Consideration of addressed: metres or 10 dwellings, excluding character should inform design choices in Industrial B2 and B8 uses, will be line with Policy SCR2. a The use of monochrome, non- required to provide sufficient renewable 112. reflective photovoltaic materials to energy generation to reduce carbon Designing solar arrays as a complementary complement the existing roof material emissions from anticipated (regulated) part of a building can enable the PV arrays b The facilitation of a regular, rhythmic energy use to complement the aesthetic of a building pattern for multiple arrays wherever in the building by at least 10%. or development and need not compromise possible Supplements Core Strategy policy CP3 the character of protected areas such as In all development, particularly new Renewable Energy. the World Heritage Site and Conservation Areas provided proposals are consistent build dwellings which incorporate solar with Policy HE1. When designing building- energy, the photovoltaic materials should be considered as part of the mounted solar arrays, consideration should be aesthetics and character in design overall scheme design. choices in line with the Policy SCR2.
Placemaking Plan Policy Placemaking Plan Policy
66 116. c Proposals seek to minimise visual Ground-mounted In addition, ground-mounted solar arrays impact where possible and maintain can provide benefits to biodiversity and POLICY SCR3: Solar Arrays appropriate screening throughout the soils by providing an undisturbed area 113. lifetime of the project (managed through a that can host a rich variety of species and Ground-mounted Ground-mounted solar arrays (also known land management and/or ecology plan) as solar farms/solar fields) can make a rest core soil nutrients. Solar arrays can Solar Arrays d Engagement at a pre-application stage significant contribution to our renewable also retain agricultural uses such as sheep In addition to the policy considerations with the community takes place energy target in Core Policy CP3. grazing, and can support rural businesses and the rural economy. of CP3, planning applications for ground- e Proposals are supportive of land 114. mounted solar arrays which follow best diversification and continued agricultural Given the rural nature of the district, and 117. practice (e.g. BRE National Solar Centre use, biodiversity measures and supporting the opportunities for ground-mounted Where ground-mounted arrays are guidance and the Solar Trade Association the provision of multi-functional Green solar arrays as part of the renewable proposed in the Green Belt, reference best practice commitments, or successor Infrastructure e.g. permissive paths and energy mix, it is anticipated that Ground- will also need to be made to relevant guidance), should achieve as many of the wildlife corridors mounted Solar Arrays to be sited on land Green Belt policies. Policies for the historic following factors as possible: environment and landscape will also apply of lower agricultural quality will continue to f Proposals are used as an educational to proposals for ground-mounted arrays. a Proposals are focused on non- contribute significantly towards the district agricultural land or land of lower opportunity where appropriate wide renewable energy target in CP3, 118. agricultural quality g Land is returned to its former use at the and to facilitate Green Infrastructure and Ground-mounted solar arrays will be end of a project biodiversity gains (e.g. provisions for wildlife assessed for compliance with the criteria b Proposals are sensitive to nationally and inclusion of permissive paths). summarised in the policy below and set and locally protected landscapes In all cases proposals will be exprected out in detail in the BRE National Solar and nature conservation areas, and to be consistent with the relevant design, 115. take opportunities to enhance the heritage and landscape policies. In simple terms, a 1MW ground-mounted Centre “Biodiversity Guidance for Solar Developments ”1 and the Solar Trade ecological value of the land. To this end, solar array can produce the same amount Supplements Core Strategy policy CP3 Associations 10 best practice commitments the application should be supported of power as 500 2KW domestic arrays. Renewable Energy. (2014), and successor guidance. by a Biodiversity Management Plan, which reflects the BRE National Solar Centre “Biodiversity Guidance for Solar Developments” (or successor guidance)
1: http://www.bre.co.uk/nsc/page.jsp?id=3202
Placemaking Plan Policy
67 Community Led 3 In the case of renewable energy POLICY SCR4: proposals within the Green Belt, where Renewable Energy community benefits are proposed to meet & Community Community the “very special circumstances” test, the Involvement following criteria will be considered: Renewable a The contribution to achieving the targets 119. set out in Policy CP3 of the Core Strategy Policy SCR4 aims to support the delivery Energy Schemes to increase the level of renewable of community renewable energy schemes 1 The positive benefits of community electricity and heat generation in the and the broader community involvement energy schemes will be a material district; that they bring. This is in line with the consideration in assessing renewable approach set out in the Department of energy development proposals. b The contribution that will be made to Energy & Climate Change’s Community local and national renewable energy and Energy Strategy, which states that 2 The preference is for schemes that carbon reduction targets; are led by and directly meet the needs “Putting communities in control of the of local communities, in line with the c Social and economic benefits. For energy they use can have wider benefits hierarchy and project attributes below: example, local job creation opportunities; such as building stronger communities, raising the quality of life in rural areas creating local jobs, improving health and Community Led Energy: through diversification of agricultural land supporting local economic growth”.2 a Project part or fully owned by a local and generating an alternative income for community group or social enterprise farmers; b Local community members have d The temporary nature of the renewable a governance stake in the project or energy development and the ability to organisation e.g. with voting rights restore land to its original condition at the end of the project’s life; e Contributions to improving the biodiversity, public amenity and soils in the vicinity of the scheme. 4 In all cases schemes will only be permitted if there is no unacceptable impact on the significance of a designated and non- designated heritage asset. Supplements Core Strategy policy CP3 Renewable energy.
Placemaking Plan Policy
68 121. 122. Water Efficiency The guidelines for this “optional technical The climate in Bath and North East 120. standard” on water efficiency are included Somerset is changing. By 2020, POLICY SCR5: Core Strategy policy CP2, when it included in the National Planning Guidance (paras UK Climate Projections (2009) indicates a requirement for Code for Sustainable 013-017). Where local authorities can that: Water homes levels, incorporated mandatory demonstrate a clear local need a tighter • Summers in our area could be water efficiency standards. While the Building Regulations optional requirement Efficiency up to 2.8 degrees C warmer and summer Council can no longer require that a of 110 litres/person/day can be required a All dwellings will be expected to rainfall could decline specific Code level is met, the Government in a Local Plan policy (this compares to meet the national optional Building by 25%. has maintained the ability to set a water the Building Regulations requirement of Regulations requirement for water efficiency requirement for new residential 125 litres/person/day). This requirement is • Winter precipitation could increase by up efficiency of 110 litres per person per properties. This element was specifically based on support from the Environment to 16% and be more intense. day; supported by the Environment Agency in Agency (much of B&NES falls into areas 123. b Rainwater harvesting or other methods their responses to previous consultations. with moderate water stress as defined by Both of these trends will put more pressure of capturing rainwater for use by the the Environment Agency). Local water and on water supplies. Reducing water demand residents (e.g. water butts) will be sewerage companies (Wessex and Bristol in new dwellings will help mitigate this. required for all residential development, Water) have also provided support to this where technically feasible. policy approach. Consideration has also been given to the viability of this proposal2.
2: Cost figures from Element Energy & Davis Langdon (2011) Measures to reduce water consumption are low cost, estimated at around £250 per dwelling to meet the Optional Standard on Water Efficiency. Placemaking Plan Policy
69 127. District Heating The B&NES Renewable Energy Research 124. and Planning (June 2009) and a Research District heating schemes deliver heating Update (Nov 2010) assessed the potential and hot water to multiple buildings from for CHP in the District (utilising biomass a local plant. A heat network of insulated and energy from waste). Biomass CHP pipes buried underground is required to is identified as a key contributor towards distribute the heat generated; these can meeting the electricity and heat demand often be installed at the same time as from development. The Council’s District the other services when a site is being Heat Feasibility Study (2010) has provided developed and can also be retrofitted to more detailed local evidence to support existing buildings. this policy approach. In the District heat priority areas shown in Diagram 19 and 125. District heating can be combined with identified through the Heat Feasibility electricity production in combined heat Study development will be expected to and power (CHP) or in combined cooling, incorporate and connect to district heating heat and power (CCHP). This is an efficient infrastructure. form of decentralised energy supply 128. providing heat and electricity at the same District Heating (including CHP/ CCHP) time. Currently the overall fuel efficiency of is currently one of the most low cost CHP was around 70-90% of the fuel input, ways to meet zero carbon, particularly depending on heat load; much better than on brownfield sites where the efficiency/ most power stations which are only around appropriateness of other technologies may 40-50% efficient. be constrained. 126. 129. It is possible to vary the energy source to Consideration of issues such as below fuel district heating depending on cost and ground archaeology and vaults particularly availability so the energy source can be within central Bath have been a key changed over time; potential fuel sources consideration in considering this approach include conventional fuels, biomass, and and in the research undertaken and waste and other renewables. The West the implementation of District Heating of England Joint Waste Core Strategy would need to mitigate any negative provides a policy framework for energy impacts. Any impact of this policy on the recovery from waste. viability of schemes will be given careful consideration.
70 Masterplanning and major development in Delivery the District should demonstrate a thermal POLICY CP4: 1 This policy will provide a basis for masterplanning approach considering Development Management to support efficiency/opportunity issues such as mix District Heating the principle of CHP, CCHP and District of uses, anchor loads, density and heat The use of combined heat and power Heating included in planning applications (CHP), and/or combined cooling, heat and load profiles to maximise opportunities for power (CCHP) the use of district heating. 2 Planning Applications within the DHPAs will need to demonstrate how they are and district heating will be encouraged. Where a district heating scheme is incorporating district heating and to justify Within the three “district heating priority proposed as part of a major development any alternative approach. areas”, indicated on Diagram 19 (Bath the Council will expect the scheme to Central, Bath Riverside and Keynsham demonstrate that the proposed heating 3 Planning Obligations or a Community High Street), and shown in detail in the and cooling systems (CHP/CCHP) have Infrastructure Levy (CIL) may be able to be associated evidence base, development been selected considering the heat used to contribute towards the delivery will be expected to incorporate hierarchy in line with the following order of of the delivery of strategic district heating infrastructure for district heating, and preference: infrastructure. will be expected to connect to existing systems where and when this is available, 1 Connection with existing CHP/CCHP 4 Further opportunities for interventions unless demonstrated that this would distribution networks that will increase commercial viability of district heating are identified in the B&NES render development unviable. 2 Site wide CHP/CCHP fed by renewables District Heating Feasibility Study and will Within the remaining 12 “district heating 3 Communal CHP/CCHP fuelled by include actions that the Council and the opportunity areas” shown on Diagram renewable energy sources Private Sector can initiate. 19, (Radstock, Midsomer Norton, Paulton, Bath Spa University, Twerton, Kingsway, 4 Gas fired CHP/CCHP Bathwick, Moorfields, Odd Down, Lansdown, RUH & Keynsham Somerdale), development will be encouraged to incorporate infrastructure for district heating, and will be expected to connect to any existing suitable systems (including systems that will be in place at the time of construction), unless it is demonstrated that this would render development unviable.
Placemaking Plan Policy
71 RUH BATH
Lansdown Bathwick
Riverside Central Twerton
Bath Spa University
Moorfields
DIAGRAM 19 Kingsway DISTRICT HEATING PRIORITY AREAS (see Annex 1, p183-183) Odd Down KEY
District Heating Priority Areas District Heating Opportunity Areas © Crown72 copyright. All rights reserved (100023334) (2010) Hicks Gate
Somerdale
KEYNSHAM Stockwood Vale STATION
High Street
KEYNSHAM Ashmead Industrial Estate
Queens Road Chandag Road
Queen Charlton
SALTFORD
Chewton Keynsham
PAULTON
Bath Road
Tyning Hill
Coombend
RADSTOCK
Wells Road Radstock College College Writhlington
MIDSOMER NORTON Westfield
Haydon
73 130. 131. Policy CP4 applies to allocated sites A District Heating energy centre (utilising within the “Bath Central”, “Bath Riverside” both gas and biomass) is now operational and “Keynsham High Street”; the “district at Bath Western Riverside (operated by heating priority areas” as shown in Diagram the energy services company EON and 5 and in more detail in the OS base owned by Crest Nicholson) and has scope maps within District Heating Opportunity for additional capacity to serve nearby Assessment Study- Part 5 (AECOM, sites, subject to negotiation. In many cases 2010). The site allocations within Bath and District Heating can be used to deliver the Keynsham to which this policy applies on-site renewables requirements proposed include: in the Placemaking Plan. Bath: 132. In 2014 and 2015, B&NES Council was • Walcot Street/Cattlemarket site awarded significant funding from the • Manvers Street Department of Energy and Climate Change (DECC) Heat Network Delivery Unit to • North Quays undertake further detailed technical work to • South Quays & Riverside Court support the delivery of the District Heating network to serve the Bath Enterprise Zone • South Bank and Keynsham Town Centre. For more • Green Park Station West & Sydenham information see the B&NES Council’s Park District Heating webpage, and the Placemaking Plan evidence base. • Bath Riverside Core Area • Bath Riverside North Bank • Bath Press • Roseberry Place
Keynsham: • Town Centre • Riverside & Fire Station Site
74 135. 136. 138. Flood Risk Management The NPPF and its associated Technical The Core Strategy sets out the broad A sequential risk based approach was 133. Guidance provides the national locations for new housing, employment taken to formulate these policies and the The dominant flood risk affecting the requirements in terms of the Sequential and other strategic development in Bath, high level Sequential / Exception Test report District is flooding from Principal Rivers. The and Exception Test, the need for planning Keynsham, Midsomer Norton and Radstock was prepared and agreed in partnership principal rivers being the Lower Avon, River applications to be supported by a (Policies B1, B2, B3, B3A, B3C, B4, KE1, KE2, with the Environment Agency. However, Chew, Cam Brook and Wellow Brook. The Flood Risk Assessment, and the priority KE3A, KE4, SV1, SV2, SV3, and RA5). In flood risk should be taken into account at District also contains areas that are prone given to utilising sustainable drainage some instances, development in flood risk all stages in the planning process and the to flooding from a range of other local techniques in new development. The areas has been unavoidable. sequential approach should still be taken sources including, ordinary watercourses, Council has published Strategic Flood within these policy areas to minimise risk by 137. surface water, and groundwater, as well Risk Assessments (SFRAs), providing directing the most vulnerable development The Flood Risk Management Strategy as risks from artificial sources such as detailed information on all sources of to areas of lowest flood risk, matching (June 2010) has identified and assessed a sewers, canals and reservoirs. Climate flooding across the District. Furthermore vulnerability of land use to flood risk at range of flood risk management options to change impacts may increase the severity a subsequent Flood Risk Management a site level. (Table 1 Flood zones and 2 enable development in vulnerable areas and frequency of storms and therefore Strategy (FRMS June 2010) tested various Flood Risk Vulnerability Classification of the without increasing the flood risk elsewhere. contribute to more frequent flooding flood risk management options for the Technical Guidance to the NPPF). Therefore The Strategy has concluded that there is throughout the District in the future. District and provided recommendations site specific Sequential/Exception Test no strategic solution to reducing peak flow in terms of both on-site and strategic reports should be undertaken when 134. through Bath which is either technically or flood risk management solutions. The determining future site allocations in the NPPF requires that new development is economically viable. Following the Flood FRMS will be reviewed as new evidence Placemaking Plan or a planning application located in sustainable locations, at the Risk Management Strategy, the Hydraulic become available. The requirements and where necessary. least risk of flooding, taking into account Modelling (Bath Flood Risk Management guidance offered in these documents vulnerability to flooding. Appropriate Project Feb 2013 by Black & Veatch) 139. should be followed applying flood risk mitigation should be provided where was prepared. The impact of raising the New developments can also increase policy principles, deciding on appropriate necessary to ensure that development key development sites in the Central pressure on sewer systems and urban mitigation, and managing surface water remains safe, resilient to the impacts of Area and the Enterprise Zone in Bath is drainage. It is therefore important to by applicants when considering new flooding, and does not increase flooding a loss of conveyance, rather than a loss manage the impact of developments in development across the District. elsewhere. of flood storage. It recommends, where a sustainable manner. The NPPF and its necessary, to raise all the development associated Technical Guidance provides an sites and the access/egress routes (or raise opportunity for all those with responsibility defence walls) and implement conveyance for the drainage of new development mitigation measures. New development to contribute to managing flood risk, should be safe and not increase risk improving amenity and biodiversity, and elsewhere. improving water quality. As a minimum the negative impacts of development on surface water runoff should be mitigated.
75 140. 142. In addition to the concerns over flood risk, Under the Flood and Water Management there is increasing pressure for efficient Act 2010 the Council is established as a POLICY CP5: and sustainable use of water resources. Lead Local Flood Authority and is currently This can be helped by incorporating developing Local Flood Risk Management Flood Risk Sustainable Urban Drainage Systems Strategy. The Council will also be (SuDS) and grey water reuse systems into established as the SuDS Approving Management new developments (as per the NPPF and Body (SAB) with responsibility for the Development in the District will follow the Building Regulations, Part H). approval, adoption and maintenance of a sequential approach to flood risk SDS systems. In order to be approved, the management, avoiding inappropriate 141. proposed drainage system will have to be development in areas at risk of SuDS aim to control surface water runoff designed and constructed in accordance flooding and directing development as close to its origin as possible, before it with the new national standards for away from areas at highest risk in line is discharged to a watercourse or sewer. sustainable drainage and WoE Regional with Government policy NPPF). Any This involves moving away from traditional and local guidance. Where both planning development in areas at risk of flooding piped drainage systems towards softer permission and SDS approval are required, will be expected to be made safe engineering solutions seek aiming to the application processes will run in throughout its lifetime, by incorporating mimic natural drainage regimes. SDS have parallel. No construction works can start on mitigation measures, which may take many benefits such as reducing flood site until drainage approval is granted by the form of on-site flood defence works risk, improving water quality, encouraging SAB. and/or a contribution towards or a groundwater recharge and providing commitment to undertake such off- amenity and wildlife benefits. site measures as may be necessary. All development will be expected to incorporate sustainable drainage systems to reduce surface water run-off and minimise its contribution to flood risks elsewhere. All development should be informed by the information and recommendations of the B&NES Strategic Flood Risk Assessments and Flood Risk Management Strategy. Delivery Delivery will be through the Development Management process. Also crucial to effective delivery will be working in partnership with key stakeholders such as the Environment Agency.
Core Strategy Policy 145. 146. Policy context Sustainable The sequence of SuDS management SuDS can be designed to incorporate practices is known as the “management train” natural features such as ditches or ponds 148. Drainage which includes four key steps: and can form an integral part of both hard The NPPF states that Local Authorities and soft landscaped areas contributing to should: 1 Prevention. Reduce runoff and pollution Green Infrastructure (GI) networks. SuDS Systems (SuDS) through good site design and housekeeping • Support Local Plans with a Strategic Flood can help meet the growing demands to measures for example by minimizing Risk Assessment and develop policies Context deliver GI by creating green open spaces impermeable surfaces and sweeping to that manage flood risk from all sources i.e. which encourage biodiversity and habitats. 143. remove surface dust from car parks. including surface water (para 100) SuDS, or Sustainable Drainage Systems, are Using SuDS in the context of blue/green a sequence of water management practices 2 Source Control. Manage runoff as close infrastructure offers opportunities to create • Use opportunities offered from new designed to drain surface water in a more to source as possible through techniques attractive vegetated open space and blue development to reduce the causes and sustainable way than the traditional practice such as rainwater harvesting, soakaways, corridors for water above ground. impacts of flooding (para 100) permeable paving etc. of draining sites via underground pipes 147. • On specific sites, require developers directly to watercourses or sewers. 3 Site Control. Management of runoff in For more information on SuDS including to produce “site specific flood risk assessments” and ensure that 144. a local area or site using swales, large the management train and the various SuDS are a more natural approach to soakaways, detention basins etc. components please refer to the SuDS development is appropriately flood Manual (CIRIA Publication C753), Planning resistant and resilient, and that residual risk managing drainage, they work by keeping 4 Regional Control. Management of runoff for SuDs –making it happen (CIRIA can be safely managed including giving water on the surface where it is slowed from a site or several sites using features Publication C687) and the West of England priority to sustainable drainage systems down and held back to allow natural losses such as balancing ponds and wetlands. through infiltration and evaporation. At the Sustainable Drainage Developer Guide, (para 103) same time natural processes break down or successor guidance. Information on • When planning for sustainable drainage pollutants leading to an improvement in the the philosophy of controlling storm water systems, biodiversity gains should be quality of the discharge. Good quality SuDS runoff (in terms of rate and volume) can be planned for, pollution should be minimised can also create new habitats leading to an found in Rainfall runoff management for and green infrastructure should be planned increase in the biodiversity of the area. SuDS developments (Environment agency Report for positively (section 11) features can also enhance the public realm – SC030219). space and provide recreational facilities.
77 149. 152. 154. The Flood and Water Management Act The emerging SuDs policy approach draws The aim is to show that these requirements Site Specific SuDs (2010) requires a new approach to drainage on information from the Council’s Local can be successfully achieved with added 155. to include an integrated approach to SuDS. Flood Risk Management Strategy and the value and positive environmental and Site specific drainage assessments, The National Planning Guidance confirms Surface Water Management Plan. The community benefits. The guidance promotes considering SuDs opportunities, have been that SuDS will be implemented via the policy approach and the evidence behind the need for early consideration of SuDS and undertaken for all allocated sites, and this planning system and confirms in para 079 the site allocations in the Placemaking Plan, introduces the use of a “proof of concept” information can be found in the Placemaking that “for major development sustainable supersedes the principles outlined in the process to gain agreement in principle at Plan evidence base. drainage systems should be provided unless B&NES Strategic Flood Risk Assessment an early stage from the approving authority/ demonstrated to be inappropriate”. (2008-9) related to Sustainable Drainage authorities. Systems. It should be used together with 150. the latest Environment Agency flood risk Policy Aims The B&NES Core Strategy sets the context mapping and local flood risk standing advice. 156. for a more detailed SuDS policy in the The aims of this policy are to: Placemaking Plan, in particular flood 153. risk management (CP5) and the green The West of England Sustainable Drainage • Set out the high level principles for drainage infrastructure policy (CP7). It requires that all Developer Guide is primarily intended for designs incorporating SuDS features and sites are expected to incorporate sustainable use by developers, planners, designers and the SuDS hierarchy that will be used in drainage systems to reduce surface water consultants who are seeking guidance on B&NES runoff and minimise its contribution to the requirements for the design, approval • Provide a basis for the incorporation of flooding. and adoption of SuDS in the West of England SuDS in development schemes through and Somerset. It provides information on the 151. the planning system, ensuring that SuDS planning, design and delivery of attractive, In addition, there are site specific features are considered at an early stage high quality and well-integrated SuDS requirements for the Core Strategy strategic and incorporated into a scheme design schemes and should offer multiple benefits site allocations and for the site allocations to the environment and community alike. • Identify key considerations and proposed within this Placemaking Plan. It provides supplementary information and requirements for developers which should be read alongside this Placemaking should be addressed via development Plan policy. management
78 When making a planning application POLICY SU1: where SuDS are to be employed, applicants are required to follow the Sustainable guidance within the “West of England Sustainable Drainage Developers Guide” Drainage (2015), or successor guidance, particularly Sustainable Urban Drainage Systems in giving early consideration to SuDS, and (SuDs) are to be employed for the it is recommended that a SuDS Proof of management of runoff from both major Concept is submitted for agreement by development (as defined by the Town the Local Planning Authority at the pre- and Country Planning (Development application stage. Outline applications Management Procedure) (England) Order must be supported by a “SuDS Proof 2015) and for minor development in an of concept” and full applications must area at risk of flooding (from any source contain a “Sustainable Drainage Strategy” up to and including the 1 in 100year+ in line with an agreed SuDS Proof of climate change event). Concept for approval by the Local Planning Authority. SuDS are to comply with the “Non- statutory technical standards for If SuDS are demonstrated to be sustainable drainage systems” published inappropriate, an alternative means by the Department for Environment, of effectively managing the surface Food and Rural Affairs (DEFRA) and the water without increasing flood risk standards/requirements contained in the (either onsite or offsite) is to be agreed West of England Sustainable Drainage with the Local Planning Authority. As a Developer Guide (2015), or successor minimum the SuDS standards (set out guidance. in DEFRA`s Non Statutory Technical Standards for sustainable drainage systems and the West of England Sustainable Drainage Developers Guide, or successor documents) relating to the drainage hierarchy, flood risk outside the development, peak flow control and flood risk within the development are to be complied with (using the appropriate climate change allowances).
Placemaking Plan Policy
79 ENVIRONMENTAL QUALITY
The distinctive landscape of the Bath & North East Somerset area is “intrinsically linked to its economic prosperity, societal wellbeing and is host to a wealth of important wildlife.” Avon Wildlife Trust 157. 160. B&NES’ high quality environment is High Quality Design High quality design is crucial if the fundamental to its local distinctiveness. It 158. settlements throughout the District are is a key contributor to the quality of life of High quality design is fundamental to the to maintain and enhance their valued residents, attracting visitors, businesses creation of high quality places by both local distinctiveness, and emerge as and inward investment, contributing to the enhancing appearance and functionality. It more sustainable and higher quality prosperity of the area in terms of tourism is the means by which corporate priorities environments that thrive economically, and delivering a wide range of tangible such as an improved public realm and socially and culturally. The Council will and intangible benefits to people including better quality housing can be delivered. support contemporary and innovative health and general well-being. Government guidance in the NPPF, as well responses to local distinctiveness, ensuring as best practice including the Manual for that new development reinforces a sense Streets, By Design, the Lifetime Homes a place. This priority will be achieved Standard and CABE’s Building for Life 12 by ensuring that existing assets such (BfL12) programme provide guidance on as buildings, streets and spaces, green the approaches to be taken as well as infrastructure, and community facilities providing advice on the assessment of are managed imaginatively and that new schemes. developments are designed intelligently. 159. 161. High quality design (including architecture, All development schemes with a residential urban design and landscape architecture), component will be assessed using the has a significant impact on quality of life. It Building for Life 12 methodology (or influences safety and security, encourages equivalent, as identified by the Council, economic investment as well as fostering should these be superseded within the community cohesion and inclusion. It can strategy period). encourage greater levels of walking and cycling to address health and wellbeing, as 162. well as addressing the causes and effects The Place based sections of the of our changing climate. Core Strategy have each highlighted Placemaking Principles that are relevant to their specific locations. These provide the fundamentals of design policy in these areas that will then be developed into more detail in the Placemaking Plan.
81 166. 168. Historic Environment The Core Strategy seeks to enable the The Council will continue to keep under Landscape 163. appropriate modification of heritage review conservation areas in the District 169. Bath & North East Somerset’s outstanding assets, including the World Heritage Site and where appropriate, designate new Landscape policy in Bath & North East historic built, cultural, landscape and in order to reduce carbon emissions. areas. Appraisals of conservation areas Somerset will seek to follow principles archaeological heritage assets and their The Energy efficiency and Renewable will define the boundaries and analyse the contained in the European Landscape settings are well documented and will Energy Guidance for Listed Buildings special architectural and historic interest of Convention (ELC) which came into effect continue to be preserved or enhanced. and Undesignated Historic Buildings the area. In highlighting the key features in the UK in March 2007. This includes the (September 2013) identifies the that both contribute to or detract from protection, management and planning of 164. landscapes. The ELC defines landscape as Our heritage assets are central to local opportunities for heritage assets to mitigate, the character of the conservation areas, ‘An area, as perceived by people, whose distinctiveness and sense of place. As and adapt to, the effects of climate change. they provide a framework for considering character is the result of the action and well as ensuring our historic environment These include enhancing energy efficiency development proposals. interaction of natural and/or human factors’. is understood, sensitively managed and and allowing greater use of renewable energy. This will give applicants clear promoted in its own right, our heritage 170. assets should be used as an integral part of guidance on the acceptability of a range Bath & North East Somerset has a rich regeneration wherever possible, and used of potential modifications, the guidance and diverse range of landscapes which to expect the highest standards of new having weighed the benefit of a number are described in ‘Rural Landscapes of design and architecture. of modifications to mitigating the effects Bath & North East Somerset: A Landscape of climate change against any harm to the Character Assessment’ and the ‘Bath 165. significance of heritage assets. Citywide Character Appraisal’. Proposals for the ruse of redundant and underused historic buildings and areas 167. will be encouraged where the proposed National policies in the NPPF use does not compromise or threaten the complemented by Core Strategy Policy historic asset or the integrity of a European CP6 together with more detailed saved wildlife site and species. Bath stone and policies in the Local Plan will provide the other local traditional building materials context for considering development should be used either on site or re-used proposals until reviewed through the elsewhere in favour of newly won mineral Placemaking Plan. products.
82 171. 175. 177. Some landscapes in the District, like Nature Conservation Many sites and valued habitats are The Council also recognises the the Cotswolds and Mendip Hills, are 173. limited in size and are often isolated from importance of maintaining, restoring and re- recognised as being of national importance Bath & North East Somerset benefits from each other. This can compromise their creating priority habitats within the Strategic and are granted the status of Areas of a rich diversity of natural habitats and wildlife value, and their benefit to people, Nature Areas identified on the South West Outstanding Natural Beauty (AONB). Bath features including many internationally, particularly in the face of climate change. Nature Map. is a World Heritage Site and there are a nationally and locally protected sites. These 176. 178. number of Historic Parks and Gardens range from ancient woodlands, veteran There is a need to create a coherent The Core Strategy therefore provides within the District. Others, though they and notable trees, hedgerows, to flower- network of more robust and resilient natural additional nature conservation policy to lack this status and protection, are no less rich grasslands and important bat foraging habitats, including bigger protected sites address these issues and to complement important to their local communities. Each corridors. and both a greater extent and greater national policy and existing development landscape is closely related to the evolution 174. connectivity of natural habitats (Lawton management policies set out in the Local of agriculture, communications, industry The requirements and practice of site and 2010). The Lawton report specifies a “need Plan which will be reviewed through the and settlement. Although some landscapes species protection is now well established to embrace a new, restorative approach Placemaking Plan. are defined by physical appearance and and is clearly defined by existing which rebuilds nature and creates a more activities occurring within them, others are 179. legislation and by both national and local resilient natural environment for the benefit valued for their levels of tranquillity. All are Policy CP6 seeks to ensure Bath & North policy (B&NES Local Plan). Development of wildlife and ourselves”. living working landscapes and as such proposals will be required to assess East Somerset’s environmental quality they change and develop according to potential impacts on protected sites and is fostered both for existing and future the demands placed upon them. Some of species and the adequacy of proposed generations. the more pressing demands are meeting mitigation measures, and where they the need for locally produced food and potentially impact on European protected renewable energy in order to help respond species especially rigorous examination to our changing climate. is required. However, there is increasing 172. recognition of the need to move beyond Landscape is important for cultural, individual site and species protection in ecological, environmental and social order to adequately protect and sustain reasons. It allows for local food production, the natural environment and to achieve climate change mitigation and adaptation national and international biodiversity and supports the economy and targets. opportunities for tourism and recreation. The policy seeks to conserve or enhance landscape character including opportunities to reinforce distinctiveness.
83 POLICY CP6: 2. Historic Environment 3. Landscape Delivery: The sensitive management of Bath & North The distinctive character and quality of Bath High Quality Design Environmental Quality East Somerset’s outstanding cultural and and North East Somerset’s landscapes will Delivery will be principally through the historic environment is a key component in be conserved or enhanced. Development Management process. 1. High Quality Design the delivery of sustainable development. This will include working in partnership The distinctive quality, character and The Council will protect, conserve and 4. Nature Conservation with property owners, landlords and diversity of Bath and North East Somerset’s seek opportunities to enhance the historic The quality, extent and robustness of agents, tenants and occupiers, Parish environmental assets will be promoted, environment including the character and protected sites and valued habitats will be Councils, Residents, amenity groups protected, conserved or enhanced setting of designated and other heritage enhanced, and networks of valued habitat and through awareness raising events, through: assets. will be restored or created, by measures community forum for ideas to improve a high quality and inclusive design of The sensitive reuse and adaptation which: their neighbourhoods and the facilitation schemes, including transport infrastructure, of historic buildings and spaces will of neighbourhood scale projects such as a Improve the quality and/or increase the which reinforces and contributes to its be supported, and in areas where whole street public realm refurbishment. size of current sites and valued habitat. specific local context, creating attractive, regeneration is required the imaginative The Council is committed to the inspiring and safe place. integration of new development with the b Enhance connections between, or join up, comprehensive integration of its strategies historic environment will be promoted. sites and valued habitats. and programmes, partnership working b assessing all major development and effective community involvement. schemes with a residential component Where development has a demonstrable c Create new sites and valued habitats. Pre-application planning discussions and using the Building for Life 12 design public benefit, including mitigating and d Reduce the pressures on wildlife by review of Building for Life assessments can assessment tool (or equivalent adapting to climate change, this benefit improving the wider environment. be facilitated through the development methodology). As a guide development will be weighed against any harm to the management process, as they are should seek to achieve a score of no significance of the heritage asset. New Development will protect and enhance currently. Also important will be the ‘reds’, design out all ‘ambers’ and achieve international, national and local sites and The Council will continue to develop implementation of the Placemaking Plan a majority of ‘greens’. A Building for Life 12 existing networks of valued habitats; facilitate strategies and guidance which ensure the that will provide detail for specific site Assessment should be included within the migration and dispersal though the natural historic environment and its significance allocations, development management Design and Access Statement. and built environment; and seek to reduce is understood, recorded, promoted and policies and local designations. fragmentation of existing habitats. enjoyed, and is sensitively and proactively managed, including those heritage assets The Council will promote the management, most under threat. A positive and proactive conservation, enhancement or restoration conservation strategy will be promoted of environmental assets. Sustainable through the Placemaking Plan. opportunities for improved access to and enjoyment of these assets will be promoted where it does not compromise the integrity of the asset.
Core Strategy Policy
84 Historic Environment - reducing the volume of traffic using Landscape historic streets and spaces (see para Delivery will be through the Development Delivery will be principally through the 6.103) by implementing the Bath Public Management process and conservation Development Management process. Realm and Movement Strategy area appraisals and other supplementary Working in partnership with bodies planning documents and guidance will - seeking to ensure that conservation area such as Natural England, English be prepared and used to guide decisions appraisals and management plans are Heritage, Mendip Hills and Cotswold on development proposals that affect kept up-to-date AONB Services, and with conservation, the historic environment. Working in archaeology and landscape experts and - implementing the World Heritage Site partnership with bodies such as English the community will also be necessary to Management Plan Heritage, Mendip Hills and Cotswolds ensure effective delivery of the policy. The AONB Services and local groups; and with - ensure the Bath Urban Archaeological preparation of landscape management conservation, archaeology and landscape Assessment is used to inform plans, action plans and other strategies will experts will also be necessary to ensure management strategies and SPDs be encouraged to support policy delivery. effective delivery of the policy. The - conserving significance of heritage Nature Conservation preparation of management plans and features via the Green Infrastructure other positive and proactive strategies will Delivery will be principally through the Strategy be developed to support policy delivery. Development Management process. This The strategy for the historic environment - consideration of the preparation of a will include working through partnership will include: ‘local list’ to ensure non-designated initiatives and in close liaison with bodies assets are sustained and conserved such as Natural England and ecology - maintaining and applying an up-to-date experts through which opportunities and available Historic Environment - consideration of use of Article 4 for enhancement and restoration of Record and evidence base Directions as one measure for resolving ecological and geological assets can conservation issues when appropriate - producing and promoting guidance that be maximised. The Green Infrastructure will encourage good practice such as - Seek contributions from development, Strategy will have an important role in the the World Heritage Site Setting SPD, where appropriate, to support the delivery of biodiversity restoration targets Retrofitting & Sustainable Construction delivery of the above. for the Strategic Nature Areas within the SPD and Bath Building Heights Strategy District. - working with partners to resolve long standing high profile heritage assets at risk (including The Wansdyke and Cleveland Pool in Bath)
Core Strategy Policy
85 HIGH QUALITY DESIGN
“Design-led innovation can stimulate business growth, transform public services and enhance places and cities” Design Council, UK 182. 184. 186. Introduction The design policies are to be used as part Specifically, Local Planning Authorities are In addition, site specific design 180. of the development management process, required to: requirements are included within the Urban Design is the process of shaping and to guide the future development of Placemaking Plan and Core Strategy site • Set out design policies to ensure that the physical setting for life in cities, towns Design Briefs, Masterplans and Design allocations – Masterplans are typically developments function well, establish a and villages and involves the design of Guides and Codes. Further guidance is required to be prepared for more complex strong sense of place, sustain a mix of buildings, groups of buildings, spaces and also provided in the area based volumes sites or where sites are in multiple uses, respond to local character, create landscapes. Good quality design is integral and within site specific development ownerships, and are always encouraged safe accessible environments and that to sustainable development, ensuring that principles. for complex or multi-phased developments. it meets long term aims and is in the wider are visually attractive (para 58) – including public interest – going beyond the needs site/area specific policies 187. Context The Council will consider the preparation of a single user or a single building. Urban • Set out their own approach to housing 183. of site briefs, design guides, design Design is indivisible from good planning density to reflect local circumstances (para The NPPF supports the principles of good codes, Masterplans etc. to support the and should make places safer, healthier 47) and more enjoyable for people. design; it specifies that Local Planning Core Strategy and the Placemaking Plan. Authorities should: • Consider using Design Codes, avoiding In addition, B&NES Council is currently 181. unnecessary prescription (para 59) considering options for establishing a Local • Create a high quality built environment The process of good urban design Design Review process. includes: (para 7) • Have Local Design Review arrangements in place to provide assessment and • Secure high quality design and a good • analysing and understanding the current support to ensure high standards of standard of amenity (para 17) and future form and function of places design (para 61) • Promote mixed use development (para 17) • early engagement with stakeholders and 185. the wider community • Take account of the roles and characters The Core Strategy includes policies • collaboration e.g. highways, drainage or of different areas on Sustainable Construction (CP2) – landscape schemes should enhance the (para 17) which is accompanied by a Sustainable Construction & Retrofitting Supplementary overall design and layout of development • Plan positively for high quality and Planning Document and an Environmental and relate well to the built form inclusive design, including individual Quality policy (CP6), which includes a high buildings, public and private spaces and • applying sound design principles to level design quality policy and links to the the wider area (para 57) buildings and the spaces between Building for Life design assessment tool them, ensuring that spaces are safe and for residential development. In addition, a inclusive and that public/private realm is Design SPD and the Bath Building Heights clearly delineated SPD are under preparation.
87 Key Urban General Urban d Development should work with the POLICY D1: landscape structure and should contribute Design Tools Design Principles positively to the characteristics of the 188. 189. General Urban settlement There are number of key urban design The following urban design policies seek e Places should be mixed use and should tools which will be used by the Council, and to address urban design at each of the Design respond to context should be utilised by Developers. Relevant morphological scales from strategic city, tools include (but are not limited to): town and village scale to neighbourhood; Principles f Buildings and spaces must be flexible street, block, plot, building to design detail and adaptable • The Urban Design Compendium Key The following general design principles and materials. principles of Urban Design will be applied, particularly for large scale g Buildings and spaces should be 190. development proposals or Masterplans: designed to be energy efficient (e.g. • Manual for Streets (parts 1 and 2) Guide to Policy D1 sets out the general urban design consider natural light and passive heating Planning & Design of Residential Streets a Places should be designed for people principles that will be applied at a high – to be safe, comfortable, varied and and cooling) • Link & Place Guide to Street Planning & level. These are particularly relevant for attractive. They should offer opportunities Developments that reflect these general Design for High Streets and busy urban large development sites or Masterplans, for interaction and delight. urban design principles will be supported. streets but apply equally to all development scales. The key principles reflect those found in b Development should enrich the • Building for Life 12 12 principles for good the Urban Design Compendium. character and qualities of places and residential design should contribute positively to local • Secure by Design (3D interactive guide) distinctiveness, identity and history. urban design principles to ensure safe c Development should make connections places – by foot, cycle, public transport and by • By Design – Urban Design in the Planning car – in that order. Streets and Spaces System: Towards Better Practice must be legible and easy to move around. • CABE guidance on policy tools and preparation of Masterplans, design guides and briefs • Active Design Criteria & Matrix (Sport England) Design principles to encourage activity and sport • Trees in Townscape (Trees and Design Action Group) Design principles supported by the Woodland Trust to encourage tree friendly spaces within developments
Placemaking Plan Policy
88 Local Character & d The design enhances and responds POLICY to natural features, including landscape, Distinctiveness green infrastructure, skylines, topography 191. D2: Local and landform and views Policy D2 sets out the policy on local The development contributes towards character and distinctiveness, and e Character and the local social context in a positive way, designs should respond to an analysis of providing safe, functional and attractive the place in a positive way. Evidence of Distinctiveness streets and spaces locally specific analysis which underpins Development proposals will be supported the design rationale will be sought to where they contribute positively to f The development should, where demonstrate that this policy has been met. and do not harm local character and appropriate, respect locally characteristic Existing local character appraisals, site distinctiveness. In considering whether architectural styles, patterns, rhythms and briefs, and other evidence should be taken development proposals meet this themes which reflect local proportions into account when establishing the local requirement they will be assessed against The development reflects materials, character and distinctiveness. g the following criteria: colours, textures, landscape and 192. a The development has positively boundary treatments that are appropriate To deliver this policy, a scheme must have responded to the site context, in particular to the area a strong appreciation of local context the local character, including uses, Residential density must be compatible and how the development responds and landmarks, layout, streets and spaces, with character and higher net densities contributes towards this. siting, spacing, set-back, building lines, will be encouraged in accessible locations roofscapes, materials, building forms and with good local facilities, to make efficient features use of land. b The development scheme improves areas of poor design c The design responds appropriately to urban morphology, including consideration of historic grain – routes, block and plot patterns; mix of uses, building heights, massing and scale and local vernacular
Placemaking Plan Policy
All highlighted text can be commented on 89 Urban Fabric h Ensure where ground floor uses are residential, frontages also allow for privacy 193. POLICY D3: for example incorporating level changes, Policy D3 relates to the way in which boundary treatment while maintaining development needs to weave together Urban Fabric natural surveillance; and connect urban fabric, to ensure that Development proposals must contribute places are well-connected, safe, inclusive positively to the urban fabric, in particular i Ensure development forms with inactive and walkable. development should: or blank frontages are carefully located, a Be designed for ease of walking and so that they can be wrapped by smaller cycling and provide safe and high quality buildings/active frontages or be placed routes, ideally providing new green in locations where at least one edge infrastructure; requires no active frontage. Horizontal mixing with other uses will also be b Be permeable, by offering a choice of encouraged; routes through a site, and connecting with the existing route networks in and through j Give careful consideration to the design adjoining areas; of corner plots, which should incorporate two active frontages; c Deliver perimeter block layouts wherever possible; k Create positive micro-climate effects (e.g. avoid pockets of cold, areas of d Be of an appropriate grain, reflecting overheating, heat, dazzle, wind or shade); local character; l Be designed to provide continuity of e Be mixed use particularly at public street frontage and for development transport nodes, and at local, district, city to relate positively to the street. There and town centres; should be a clear distinction between f Be designed to maximise natural backs and fronts of buildings; surveillance of the public realm; m Be designed in a way that does not g Be designed with careful consideration adversely prejudice existing/future of “edges” avoiding blank and inactive development or compromise adjoining frontages. Active internal uses and sites. habitable rooms are required at ground floor level;
Placemaking Plan Policy
90 Streets and Spaces d Shared surfaces must be legible and safe for all users. 194. POLICY D4: POLICY D5: Policy D4 seeks to reinforce the importance e Designed to enhance and contribute of development making appropriate Streets and towards the public realm in line with Policy Building Design connections and relates specifically to D10 Development proposals must be well streets, highways design and public realm. Spaces detailed, in particular: Development proposals must be well f Signage, lighting and street furniture must a Building facades, reveals and entrances connected, in particular: avoid street clutter and be respond to the Building Design local context, in line with Policy D10 must be well designed, all elevations must 195. a New development must respect and be well articulated and an appropriate g Open spaces should be defined Policy D5 relates specifically to building- contribute towards a clear hierarchy of building line and/or boundary treatment positively with clear definition of public and scale design and materials. streets and spaces. The transport user should be maintained hierarchy should be applied within all private, appropriate enclosure b Building frontages should face and aspects of street design, considering the h Street trees and green spaces should relate to the public realm, and should needs of pedestrians first, then cyclists, contribute to a network of Green define the street then public transport users, and finally Infrastructure and should be adequately vehicles. sited to promote connectivity for people c Extensions must complement and enhance the host building b The impact of parking provision on and wildlife. connectivity needs to be resolved to avoid d Good modern, innovative design is poor quality routes and poorly defined supported. Historical styles are likely streets. Parking arrangements should to be considered appropriate where be integrated into the street scene and the development is re-unifying lost large areas of surface parking should be compositions avoided. e Buildings and spaces should be c Car parking and highways design designed to provide new or improved should not dominate the design of the wildlife habitats and features (e.g. spaces development or the public realm. for swifts and swallows; bat bricks; new hedgerows and other green infrastructure).
Placemaking Plan Policy
91 Amenity Infill & Backland 196. POLICY D6: Development Policy D6 covers the issue of amenity, 197. ensuring that developments provide the Amenity Policy D7 relates specifically to infill and appropriate level of amenities for new and Development must provide for backland development. It applies to all future occupiers, relative to their use and appropriate levels of amenity and parts of the district both urban and rural, avoiding harm to private amenity in terms of must: and emphasises the importance of an privacy, light and outlook/overlooking. a Allow existing and proposed approach based on a sound understanding development to achieve appropriate of character and context. levels of privacy, outlook and natural light 198. b Not cause significant harm to the Design and Access Statements (DAS) Grey background indicates amenities of existing or proposed are required1 for applications for major Placemaking Plan occupiers of, or visitors to, residential development (both full and outline) and for or other sensitive premises by reason smaller scale developments in conservation of loss of light, increased noise, smell, areas or the Bath World Heritage Site. overlooking, traffic or other disturbance. Listed building applications must also be accompanied by a DAS. A DAS must c Allow for provision of adequate and usable private or communal amenity explain the design principles and concepts space and defensible space. that have been applied to the development including how the context has influenced d Include adequate storage and the design and the approach to access. functional arrangements for refuse and recycling 199. The DAS should contain evidence of a e Ensure communal refuse and recycling detailed analysis and response to local provision is appropriately designed, character and distinctiveness, proportionate located and sized. to the nature and scale of the proposed development, with reference to the above criteria.
Placemaking Plan Policy 1 Article 4 of Statutory Instrument 2013/1238 – sets out the legal requirements for DAS 92 Neighbourhood Plans in B&NES may POLICY D7: identify a locally specific definition of infill, with reference to local characteristics. Infill and Backland development could be Backland supported where: a It is not contrary to the character of the Development area Infill development is defined as the filling b It is well related and not inappropriate of a small gap in an otherwise built-up in height, scale, mass and form to the frontage, usually consisting of frontage frontage buildings plots only. Infill development could be supported where: c There is no adverse impact to the character and appearance, safety or a Development has regard to the amenity of the frontage development character and quality of the surrounding townscape d It is not harmful to residential amenity as outlined in Policy D6. b New development reflects the form, pattern and grain of this existing development or otherwise enhances the character. c Infill development on corner plots gives careful consideration to both the primary and the return frontage in relation to height scale, massing and design and relates well to the treatment of corner plots within the local context
Placemaking Plan Policy
93 202. Advertisements) Regulations should always 207. Lighting Within Bath and other urban areas a high be advised by the Guidance Notes issued Policy D8 sets out a number of general 200. level of lighting exists and is generally by the Institute of Lighting Professionals principles that apply to all proposals for Artificial lighting can have both positive and accepted whilst recognising even within the and other relevant advice and guidance artificial lighting. The Council may ask for negative effects on the environment. In urban area, important dark corridors and such as the Bath Lighting Strategy and, a full technical report to accompany an addition to its more immediate impact on dark spaces do exist and these are used by, in the case of historic buildings, ‘External application and this may be requested at visual and residential amenity it can also if not essential for, wildlife. The floodlighting Lighting for Historic Buildings’ guidance the outline planning stage. It may also be affect the wider environment through “light of many historic buildings enhances the produced by Historic England. If necessary, necessary to prepare technical guidance to spill” into the night sky which results in the night time scene. However, badly designed applicants should seek specialist technical support the implementation of the policy. phenomenon known as “sky glow”. There lighting schemes can be just as damaging advice from a recognised lighting firm is currently particular concern about the to private and public amenity as in darker or consultant. Plans which accompany a impact artificial lighting is having across the rural areas. New light sources can have a planning application should demonstrate District in terms of increasing levels of sky disproportionate impact because of the how this guidance has been taken into illumination and light spill from development area’s topography. account. (external and internal) which detrimentally affects local amenity and the environment 203. 206. including ecology, in particular European Within the open countryside external lighting The Institute of Lighting Professionals protected bat species. is generally not acceptable. Lighting can (ILP) is currently working on updating their be extremely prominent and in many cases guidance on all the other areas of external 201. visible over a large area and can often public lighting that are not included in BS The NPPF makes it clear that planning introduce an urban appearance to the 5489. This guide will include lighting of policies should limit the impact of countryside which for the most part is not lit car parks, petrol filling stations, advertising light pollution from artificial light: ‘By at night. hoardings, sports centres and others and encouraging good design, planning will include guidance on obtrusive light and 204. policies and decisions should limit the light pollution. It will also provide details of The Council’s aim is to reduce the adverse impact of light pollution from artificial electrical requirements, specifications and impact of lighting installations both day light on local amenity, intrinsically dark regulations for outdoor lighting. landscapes and nature conservation.’ and night throughout its area. In exercising The NPPG includes further guidance on control it will be mindful of the policies that the factors that are relevant in considering apply in designated areas of ecological the implications of light pollution, including importance, high visual amenity and the ecological impact. surrounding areas where ill designed schemes could adversely affect their character and appearance. Applicants may be required to seek professional advice to ensure that their proposals are compatible with existing lighting schemes or any further lighting guidance drawn up by the Council. 205. When drawing up their proposals those seeking planning permission, listed building consent, or consent under the Town and Country Planning (Control of 94 208. 2 Development will be expected to Publications and websites providing further reduce or at best maintain existing light POLICY D8: information, advice and guidance lighting levels to protect or improve the darkness specifications of rivers, watercourse or other ecological Lighting (not exhaustive): 1 Proposals for artificial lighting will only be corridors in particular to protect or provide permitted where: a functional dark route for European - Bats and Lighting in the UK, Bat protected species. New lighting facilities Conservation Trust, 2008 http://www. a they would not give rise to an with light spill to these features must be bats.org.uk/data/files/bats_and_lighting_ unacceptable level of illumination into dimmable. in_the_uk__final_version_version_3_ the sky, open countryside, urban areas or may_09.pdf villages; 3 Lighting in public areas should be designed to a suitable level of illumination - Guidance Notes for the Reduction of b it can be demonstrated that additional in accordance with BS 5489-1 2013 and Obtrusive Light GN01:2011 (Institute of lighting on site will have no detrimental where appropriate, ensure consistency Lighting Professionals) ILP guidance- impact on visual and residential amenity, with Bath Lighting Strategy and other notes-light-pollution-2011.pdf the historic environment or local ecology; relevant guidance and where necessary - UK Road Lighting Standards: http://www. the hours of operation will be controlled c any adverse impact of lighting proposals ukroads.org/ukroadlighting/scripts/ by the use of conditions. in all new development, including light standards.asp spill and energy use, is minimised through design or technological solutions - Institute if Lighting Professionals (ILP) (including the use of SMART lighting https://www.theilp.org.uk/resources/free- techniques) or by controlling the hours of resources/ use; - Society of Light and Lighting http://www. d safety is not compromised in low lit or cibse.org/society-of-light-and-lighting-sll/ dark public area. lighting-publications - Bath Lighting Strategy (part of the Pattern Book)
Placemaking Plan Policy
95 211. Advertisements & The Local Planning Authorities (alongside Policy Approach Outdoor Street Licencing and Highways) have specific 212. Furniture for powers in relation to the control and The policy is in two parts: management of advertisements and • Advertisement policy Commercial Premises outdoor street furniture relating to commercial premises. Where planning, • Outdoor Street furniture policy 209. advertisement consent and/or listed The aim of this policy is to provide 213. guidance that will be used in the building consent are required the Additional detail is also provided for determination of planning, advertisement legislation provides control over the design Bath Conservation Area in line with the and listed building consent in relation to and positioning of signage and the use of stewardship principles WHS Management advertisement and outdoor street furniture the highway for tables and chairs. In many Plan (2014, or successor document). for commercial premises – including cases, additional controls are in place 214. signage (both fascia and ancillary signage/ which are implemented through Licencing Policy D9 is supplemented by additional advertising), outdoor tables and chairs, low and Highways functions and through guidance found within (i) Bath Shop Fronts level barriers etc. This policy will ensure the additional controls imposed by private Guidance (1993), Commercial Signage delivery of good design, in line with NPPF ownership (for example, Southgate Retail and Tables and Chairs – Bath Design and paras 57 and 61. area in Bath has such an arrangement). Conservation Area Guidance (Draft, 2015)* 210. and (iii) Conservation Area Appraisals Well placed and designed advertisements such as external signage and on shop fronts, and outdoor street furniture for commercial premises such as tables and chairs etc. can contribute to the vibrancy and vitality of the street scene and the public realm, can benefit the local economy and provide visual interest and character. However, the effect of poorly designed and inappropriately placed advertising and outdoor street furniture can create visual discord, and street clutter can provide barriers to proper pedestrian movement. In particular, cumulative impacts can be severely detrimental to the quality of the public realm. This is particularly important in the City and Town Centres, and within the conservation areas and the City of Bath World Heritage site, but the principles apply to all commercial premises.
96 c The following criteria will be used to f hoardings, panels and posters will be Outdoor Street POLICY D9: determine the suitability of advertising granted where they are located within a signage (including fascia signs and commercial, industrial or mixed use area or Furniture projecting or hanging signs), which will Advertisements within the open countryside (the later will The following criteria will be used to include a consideration of cumulative be restricted to a short-term, specified time assess applications for outdoor street impact and consideration of the proposal & Outdoor Street period, for example in relation to a local furniture for commercial premises (external within the existing context: event). tables and chairs, low level barriers etc.), Furniture • Local Street Character In addition, within conservation areas: where planning or listed building consent is required: Advertisements • Location/Position g The suitability of commercial signage and lettering on windows, blinds (external General Design Approach The following criteria will be used to • Proportionate Size and internal), walls and external fixtures will assess applications for advertisement on h The principle locations where • Position commercial premises that require consent need to be considered in terms of both applications for street furniture in the their aesthetic/visual impact and potential (including shops, cafés, offices etc.): • Colour highway will be supported, are locations harm to historic fabric. Cumulative impact within (i) fully pedestrianised streets, General Design Approach • Materials will be considered in addition to building (ii) in partially pedestrianised streets or specific impacts. a The number of signs should be kept to a • Lettering where vehicle access is not permitted minimum, with only one advertisement on at certain times of day and (iii) in streets • Illumination each principle frontage. with footways of adequate clear width (a b Redundant signs should be removed and • Fixings minimum of 2m). opportunities to reduce signage should be d Free standing ‘A’ Boards can cause i The acceptability, or otherwise, of using sought where new signage is proposed. obstruction to pedestrians and require the public highway for outdoor street Development involving the alteration or planning permission. ‘A’ boards will only furniture associated with commercial replacement of traditional shop fronts will be permitted where they do not impinge premises (including shops, cafés, offices not be permitted, unless the proposals on pedestrian movement and meet the etc.), will be considered in relation to the enhance the character of the building and Council’s detailed guidance. following criteria: the street scene. e Permanent flags and banners are not considered acceptable, however, due consideration will be given to temporary flags and banners promoting local events.
Placemaking Plan Policy
97 218. Location and Siting Public Realm Both the Public Realm and Movement • Tables and chairs should not obstruct 215. Strategy and the Pattern Book put forward POLICY D10: drivers sight lines Public realm is defined as any publicly an incremental plan to transform streets owned streets, pathways, right of ways, and spaces across the City Centre and Public Realm • Emergency access should not be parks, publicly accessible open spaces create the canvas for a more animated Development proposals must be obstructed and any public and civic building and and inclusive public life. In summary, this designed to enhance the public • Access to utility equipment should be facilities. Development proposals often approach intends to: realm and should contribute towards achieved include areas of public realm as part of achieving public realm infrastructure their proposals and/or contribute financially • Rebalance the movement hierarchy improvements, in line with the Planning • Fixed seating should be avoided to the creation to new or enhanced streets giving priority to pedestrians, cyclists and Obligations SPD, and successor public transport; • Street furniture should be stable and spaces. documents. • Refashion the public realm creating a • A direct route of minimum width (1m) 216. Development schemes must comply lattice of connected streets and spaces should be maintained to access the The Council has prepared a number with the adopted public realm design and utilising high quality materials, premises of strategies and guidance to support codes. Within Bath City Centre, the delivery and coordination of quality bespoke furniture and exceptional as defined on the Policies Map, Hours of Operation of public realm improvements and landscape and lighting design; development schemes should respond • Consents may be time limited and maintenance. In addition, Neighbourhood • Reveal the City through the introduction to the Bath Public Realm and Movement hours of operation should be specified Plans often include detailed public realm of a new multi-channel information and Strategy and the Bath Pattern Book, or (in line with licencing requirements) proposals and policies. wayfinding system for all modes of successor guidance. movement; In Addition, within Conservation Areas 217. In Bath, the Council has adopted a • Reanimate the City Centre through an j The inclusion of advertising on barriers, Public Realm and Movement Strategy imaginative and pioneering programme umbrellas or other street furniture is for Bath city centre in March 2010. This is of public art, events and activities. unlikely to be acceptable. supplemented by the Bath Pattern Book k Umbrellas over 2m in height are – Public Realm Framework (Part 1) and unlikely to be acceptable. Technical and Operational Guidance (Part 2) (December 2015) and associated Street Local Guidance such as the Bath Furniture Pattern Book Design Guide, Shopfront Guidance and the Operation and Maintenance Manual & the Commercial Signage and Tables and City Information Systems Design Guide. Chairs – Bath Design & Conservation Area Guidance, or successor documents should be utilised in informing decision making on detailed design matters.
Placemaking Plan Policy Placemaking Plan Policy
98 HISTORIC ENVIRONMENT 219. 222. when determining applications. Non- The Core Strategy recognises the value Within Bath and North East Somerset the designated archaeological heritage assets of the historic environment across the designated heritage assets are: of demonstrably equal significance to spectrum of future placemaking. Sensitive Scheduled Ancient Monuments will be - City of Bath World Heritage Site management of Bath and North East subject to the same policy considerations Somerset’s outstanding cultural and historic - Over 6,000 listed buildings (3% Grade I, as designated heritage assets. environment is a key component in the 10% Grade II*, 87% Grade II) 225. delivery of sustainable development, and - 36 conservation areas The Council will review its programme for is an asset that adds value to regeneration, conservation area appraisals to ensure they business and the growing tourism sector. - 74 Scheduled Ancient Monuments remain up to date and relevant, prepare It acts as a highly significant stimulus to - The Registered Lansdown Historic and periodically update a local Heritage at local economic growth. Managing change Battlefield site. Risk Register working with Historic England, in the historic environment involves well- and define locally important heritage established close working with Historic - 16 Registered Historic Parks and Gardens assets. It will continue to prepare specific England and the local community, including - 71 Parks and Gardens designated locally local guidance on the management of the local preservation and amenity groups and by the Avon Gardens Trust historic environment and update existing other such organisations. guidance on subjects as diverse as historic 223. 220. shop fronts, stone cleaning and retro- Many of the District’s non-designated The international significance and fitting. These add more detailed advice heritage assets are also highly regarded importance of Bath is supported by its or guidance to supplement policies in and often much-cherished local elements World Heritage Site designation. Beyond the Core Strategy and Placemaking Plan of the area ranging from historic street Bath the District has a rich and diverse and help support the submission of well- furniture to redundant but locally important historic environment, including locally informed applications. historic buildings. They may be identified distinct vernacular architecture, uniquely for conservation during the development important archaeology and industrial and its management process or other planning coal mining heritage. processes to assess local character. 221. These include conservation area and Great weight will be given to conserving village character appraisals, emerging the significance of designated heritage Neighbourhood Plans and where assessing assets and their setting. Heritage assets potential urban and rural development include any valued component of the sites. Following identification they can be historic environment, be it a building, added to a local list of non-designated monument or place which is positively heritage assets. Where appropriate the identified as having a degree of Council will consider serving Article IV significance meriting consideration in the Directions to assist in conserving the local planning process. character of a conservation area. 224. Government guidance makes it clear that the effect of a proposal on the significance of a non-designated heritage asset should also be taken into account 100 226. 229. 230. development acceptable in planning terms, To sympathetically manage heritage assets It is the applicant’s responsibility to provide Energy efficient improvements and the and these safeguards cannot be secured, in the development process there must sufficient information and assessment installation of micro-renewables affecting planning permission will not be granted for be a clear understanding of the assets of the impacts of their scheme on designated and undesignated historic unacceptable development. In this context themselves, including their significance and heritage assets and/or their settings, buildings and areas, including listed it is particularly important that developers setting. Early pre-application work by the and the wider historic environment. To buildings and conservation areas are ensure that the policy requirement to developer is encouraged to avoid abortive ensure the opportunities provided by the supported provided that the proposals sustain and enhance the District’s historic and costly work at a later stage. historic environment are appreciated, are consistent with relevant policies, in environment is factored in land values and the HER should be referred to at an early particular, Core Strategy CP1 ‘Retrofitting demonstrated in viability assessments. 227. stage in the design process. Therefore existing buildings’ and Policy CP6 The setting of a heritage asset is an 232. applications affecting the significance of a ‘Environmental quality’ and Policy HE1 important consideration as identified in The purpose of Policy HE1 is to add more heritage asset will be required to provide below. Applicants are also advised to good practice advice published by Historic detail to these policies by setting out the sufficient information, such as desk-based take account of the Energy Efficiency & England. Its contribution to the significance circumstances in which development assessment reference to the HER, field Renewable Energy Guidance for Listed of any asset should be understood to proposals affecting the historic environment evaluation or a historic building report, to Buildings and Undesignated Historic inform the appropriate development will be considered. It reflects national policy demonstrate how the proposals would Buildings (September 2013) and other response. and guidance and supports the Core contribute to the asset’s conservation. related and relevant Council guidance and Strategy’s strategic policies for the historic 228. Where a development would result in the supplementary planning documents. environment and its positive approach to The Council will continue to maintain and partial or total loss of a heritage asset and/ the conservation of the District’s heritage make available the Historic Environment or its setting, the applicant will be required assets. The aims of this policy approach Record (HER) to help inform change to secure a programme of recording and are: and the conservation of the District’s analysis of that asset, and to ensure the Policy Approach heritage assets. It includes conservation publication of that record to an appropriate 231. - to manage the historic environment in the area appraisals and management plans, standard. Relevant advice and guidance is Policy CP6(2) of the Core Strategy includes most efficient and effective way in order Supplementary Planning Documents, also available on the Historic England web the context for historic environment to sustain its overall value to society guidance and other relevant sources of site. policy, and for development management - to ensure the proper assessment and information. It is particularly valuable to purposes explains how the Council understanding of the significance of a prospective developers and the local proposes to secure the conservation of heritage asset and the contribution of its authority development management its heritage assets throughout the District. setting in the development process function and will be used to inform the Policy B4 seeks to prevent harm to the consideration of future development Outstanding Universal Value of the City of including potential conservation and Bath World Heritage Site and its setting and enhancement measures. is a material consideration when making planning decisions. In accordance with national planning guidance the Council will expect that in all cases, land or site value should: reflect policy requirements and planning obligations and, where applicable, any Community Infrastructure Levy charge. This confirms the principle set out in the NPPF that where safeguards are necessary to make a particular
101 be weighed against the public benefits demolition, within or affecting the setting of Proposals affecting non-designated POLICY HE1: of the proposal; whether it has been a conservation area will only be permitted heritage assets, including unscheduled demonstrated that all reasonable efforts where it will preserve or enhance archaeology, unlisted buildings and local Historic have been made to sustain the existing those elements which contribute to the parks and gardens, should ensure they use, find new uses, or mitigate the extent special character or appearance of the are conserved having regard to their Environment of the harm to the significance of the asset; conservation area. significance. and whether the works proposed are the Safeguarding Heritage Assets The Council will look for opportunities from Where development viability assessments minimum required to secure the long term new development within conservation are required developers should 1 Within the scope of Core Strategy use of the asset. Policies B4 and CP6, development that has areas and within the setting of heritage demonstrate that the policy requirements, an impact upon a heritage asset, whether 6 If such harm can be fully justified, assets to enhance or better reveal their including to sustain and enhance the designated or non-designated, will be where relevant the Council will require significance. District’s historic environment, have been archaeological excavation and/or historic considered and reflected in the land or site expected to enhance or better reveal its d Archaeology significance and/or setting, and make a building recording as appropriate, followed value. positive contribution to its character and by analysis and publication of the results. Scheduled monuments and other non-designated archaeological sites appearance. 7 In addition, the following will apply to of equivalent significance should be specific asset types as listed below: 2 The District’s historic environment shall preserved in situ. In those cases where be sustained and enhanced. This includes a City of Bath World Heritage Site this is not justifiable or feasible provision all heritage assets including the Bath should be made for their excavation and Development within the City of Bath World World Heritage Site, historic buildings, recording. The appropriate publication Heritage Site will be expected to comply conservation areas, historic parks and and curation of the finds/archive will be with Policy B4 of the Core Strategy and all gardens, landscape, archaeology and required. townscapes of importance. other relevant supplementary information and guidance; and help support the e Registered Historic Parks and Gardens 3 Applications affecting the significance delivery of the World Heritage Site Development will be expected to respect of any heritage asset will be required Management Plan. to provide sufficient information to the design, character, appearance and demonstrate how the proposals would b Listed Buildings settings of registered historic parks and gardens and to safeguard those features contribute to the asset’s conservation. The significance of listed buildings is which contribute to their significance required to be sustained and enhanced. 4 The Historic Environment Record, and are integral to their character and Appropriate repair and reuse of listed including Conservation Area Character appearance. Appraisals and Management Plans will buildings will be encouraged. f Lansdown Registered Historic be used to inform the consideration of Alterations, extensions or changes of use, Battlefield future development including potential or development in their vicinity, will be conservation and enhancement measures. expected to have no adverse impact on Development will be expected to respect 5 Great weight will be given to the those elements which contribute to their the character, appearance and setting of conservation of the District’s heritage special architectural or historic interest, the Lansdown battlefield, safeguarding assets. Any harm to the significance of a including their settings. those features which contribute to its significance. designated or non-designated heritage c Conservation Areas asset must be justified. Proposals will g Non-designated Heritage Assets Development, including any proposed Placemaking Plan Policy
102 233. - Archaeology in Bath SPG Supplementary Planning Documents and (May 2004). Guidance and other relevant guidance - Conservation Area Character Appraisals should be referred to where appropriate to inform and support the submission of - Streetscape Manual SPD (April 2005) successful applications. It will also be used - Energy Efficiency & Renewable to guide decision-making on proposals for Energy Guidance for Listed Buildings development, including: and Undesignated Historic Buildings - Bath World Heritage Site Management (September 2013) Plan (2015) - Parish Character Assessments - City of Bath World Heritage Site Setting 234. SPD (August 2013) Other important sources of information - Bath Building Heights Strategy include: (September 2010) - The National Heritage List for England - Bath City-wide Character Appraisal - The Council’s Historic Environment (August 2005) Record (HER) - Bath Shopfronts – guidelines for Design - The ‘Heritage at Risk’ register and Conservation (1993) - In-house and local knowledge and - Public Realm and Movement Strategy expertise, including that provided by (2010) Historic England - Bath Pattern Book (2015) - Bath Morphology Study (2015) - Archaeology in Bath & North East Somerset SPG (May 2004)
103 Somersetshire many are considered to be At Risk. 238. POLICY HE2: Coal Canal and the Whilst these historic assets would benefit Wansdyke from the provisions of Core Strategy Policy Somersetshire CP6 and Policy HE1 above, the importance 235. The Somersetshire Coal Canal and the of these linear routes are highlighted in Coal Canal and Wansdyke earthwork are two important a separate policy and are defined on the linear historic assets in Bath and North East Policies Map with a buffer to catch the the Wansdyke Somerset. widest point of the assets. Development adversely affecting the physical remains and/or historic routes 236. 239. These linear historic assets are key of the Wansdyke or Somersetshire Coal The Wansdyke is nationally important Canal, as defined on the Policies Map, and is one of the most significant components of wider multifunctional green corridors highlighted in the Green and/or their setting, will not be permitted historical features within the area and is a unless it can demonstrate appropriate Scheduled Monument. There is no clear Infrastructure Strategy 2013 and therefore also need consideration under Green mitigation and/or enhancement evidence about the origin or purpose of consistent with Policy HE1. the Wansdyke however this earthwork Infrastructure Policy NE1. The Council will starts at the Maes Knoll hill fort and runs to encourage the appropriate management of For the section of the Wansdyke lying Horsecombe to the south of Bath. Some these heritage assets and those elements within the land adjoining Odd Down, sections are is clearly visible above the most at risk, and will support proposals Bath Strategic Site Allocation, Policy B3a ground. that seek to conserve and enhance their will also apply. significance. 237. The remains of the Somersetshire Coal Canal are a significant reminder of the District’s coal mining history. The canal was constructed between 1795 and 1801 to link the North Somerset coalfields with the Kennet and Avon Canal. The primary functional boundaries of the Canal, and the extent of the Canal Company’s ownership, are recorded on the 1841 series of Tithe Maps held at the Bath Record Office, The Guildhall, Bath. The main branch followed the Cam valley from north of Paulton to the Dundas Aqueduct and served the coal fields around Paulton, Timsbury, Camerton and Dunkerton. It was used until the end of the 19th century, by which time it had been superseded by the railway. The surviving locks and bridges on the Northern Branch are nationally listed heritage assets, and Placemaking Plan Policy
104 LANDSCAPE 240. 242. 245. The landscape forms the context for The NPPF stresses that great weight should Conserving and Key areas, characteristics and features of people’s lives. Its character and quality be given to conserving the landscape Enhancing the particular value to the distinct landscape is key to maintaining a strong sense of and scenic beauty of the two Areas of character of Bath and North East Somerset place which is an important objective in Outstanding Natural Beauty (AONBs) and Landscape and comprise: the National Planning Policy Framework that major development in these nationally Landscape Character i Designated areas including: (NPPF). The ELC provides the context for designated areas will be refused except developing a vision for the landscape in exceptional circumstances. Outside (Policy NE2) - The City of Bath World Heritage Site and for managing it. It promotes the of these designated areas the impact of 244. and its setting protection, planning and management of development on the landscape can be The District has a distinct character which - Mendip Hills and Cotswolds Areas of all landscapes whether urban, edge of an important material consideration. The is cherished by residents and visitors. Outstanding Natural Beauty settlement or rural, and whether ordinary NPPF also states that allocations of land Recognition of the special characteristics / degraded or outstanding and whether should favour land of lesser environmental of cultural, social and environmental - Registered Historic Parks & Gardens designated or not. value and that the planning system should significance often referred to as ‘the - Conservation Areas protect and enhance valued landscapes. sense of place’ or ‘spirit of the place’ is Policy Context Decisions affecting the landscape and an important objective when considering - Historic parks and gardens of local views will therefore be judged not only on development proposals. New development importance 241. its designation but also on the value and will be expected to reinforce the local The NPPF requires local authorities to take ii Aspects of landscape character and the significance of the landscape and its landscape character and make a positive a criteria based approach to protecting associated characteristics listed in Table 6 features and the degree of harm caused by contribution to views. the landscape. This approach requires (below) the proposed development. an understanding of landscapes that iii Networks of green spaces and are valued and an understanding of the 243. environmental features significance of particular landscapes and Core Strategy Policy CP6 ‘Environmental their components rather than just carrying Quality’ seeks to conserve and enhance 246. out a crude check whether the landscape is the distinctive character and quality Some of the key elements which contribute designated or not. The established process of the District’s distinctive urban and to the District’s distinct character are listed of landscape character assessment is the rural landscape. Policy NE2 provides in Table 6. key tool for guiding decisions. a more detailed policy framework to ensure landscape character and quality is protected, conserved and enhanced across the District. Policy NE2A specifically focuses on conserving and enhancing the landscape setting of settlements of Bath and North East Somerset.
106 Table 6: Key Factors which Contribute to the District’s Distinct Character This list is not intended to be fully comprehensive.
1. NATURAL FACTORS including: 2. CULTURAL AND HUMAN FACTORS including: 3. VISUAL AND PERCEPTUAL FACTORS including: • distinct landform/geomorphology/geology particularly • man-made landmarks and distinctive landscapes • special views, viewpoints and visual characteristics (e.g. that which helps to define a place such as river valleys/ modified by human activity such as coal batches; sequential views); drainage patterns, • historic earthworks; • open spaces within settlements which are visually • plateaus, skylines (treed, farmland or open space) and distinctive and attractive in themselves or which are • follies; ridge lines, distinctive hills such as at Kelston Roundhill or visually important to the local character of the settlement Farmborough Common, and areas of coal bearing rocks; • water bodies including ponds, lakes and canals including or local area; associated trees, woodland, farmland and open space; • river corridors and natural water bodies including • tranquillity; associated trees, woodland, farmland and open space; • copses, orchards, tree-lines and woodlands; • landscapes with significant associations: • natural landmarks; • parkland and parkland trees; • significant perceptual factors such as colour, texture, form • distinct land cover or natural habitat including landscapes • historic landscapes and distinctive historic hedgerow and pattern. important for wildlife such as traditional flower-rich patterns and field and ditch systems; For more detail refer to ‘An Approach to Landscape meadows, wetlands, trees and woodlands. • disused quarries, railway lines, coal canals and other Character Assessment’ (Natural England) October 2014 industrial archaeological features; and other guidance and best practice examples. • settlements and distinctive settlement patterns strongly associated with underlying or surrounding landscape and natural resources; the designed or incidental landscape associated with or forming the setting of heritage assets;) • culturally / historically significant landscapes such as landscapes associated with literature, art or historical events; • landscapes associated with events such as fairgrounds, traditional village greens; • greenways and other ancient routes; • landscapes with specific landscape quality, condition or aesthetic qualities.
107 247. 248. c is demonstrated that the whole scheme, Proposals for new development should Green space is a key contributor in including hard landscape and planting demonstrate an understanding of the enhancing the sense of place and POLICY NE2: proposals, will contribute positively to wider landscape context including the quality of the environment and the local area including reference to identifying important landscape, heritage will be expected to be incorporated Conserving and relevant existing landscape assessments and ecological assets on and surrounding into development proposals in order supplemented by any additional the site and should take account of what to enhance landscape character and Enhancing the assessments the community considers as valued biodiversity, to provide sustainable public landscape characteristics and features. access and to provide other landscape Landscape and d conserves or enhances important views Proposals should include an assessment benefits such as shading and shelter. particularly those to significant landmarks of the landscape and visual effects to a Landscape and features and take opportunities to 249. level commensurate to the scale of likely create new local views and vistas. The purpose of Policy NE2 is to protect, effects using the Guidelines for Landscape Character conserve and enhance the character and 2 Development should seek to avoid or and Visual Impact Assessment, 3rd 1 Development will be permitted where it: quality of the landscape of the District. adequately mitigate any adverse impact edition (2013) or any subsequent updated a conserves or enhances local landscape on landscape. guidelines and best practice. Applicants character, landscape features and local are expected to make full use of available distinctiveness 3 Proposals with potential to impact on guidance and documents including existing the landscape/townscape character of an landscape character assessments and b incorporates green space within the area or on views should be accompanied relevant planning guidance, management scheme that positively contributes to by a Landscape and Visual Impact plans, conservation area appraisals and creating a high quality environment by Assessment undertaken by a qualified neighbourhood plans (see list at the end of enhancing landscape character and practitioner to inform the design and the section). biodiversity and providing sustainable location of any new development. public access and other landscape benefits
Placemaking Plan Policy
108 252. 253. Landscape Setting There is on-going need for further The methodology used in identifying Landscape Setting of Settlements development; in particular for housing these areas and descriptions of the of Bath which is primarily focussed on the larger landscape characteristics are given in (Policy NE2A) 254. settlements, but, also in the villages separate background evidence to this The City of Bath World Heritage Site (WHS) 250. throughout B&NES. The purpose of Policy policy. In general designated areas at Setting SPD recognises the importance Settlements often have distinctive NE2A is to ensure the protection of key Bath, Keynsham, Midsomer Norton, of the distinctive landscape setting of landscape settings which not only landscapes and landform, landmarks Westfield, Radstock and other settlements Bath in a bowl formed by the River Avon contribute to their distinctive character and and views / viewpoints which particularly will be undeveloped landscapes (e.g. valley as it cuts through the Cotswolds. quality but which are also highly valued contribute to the landscape setting of farmland, historic parkland, informal public Policy NE2A protects the landscape which reflecting their significance as places settlements. The list of characteristics open space) or areas with low density is of importance to the distinct form and where people live and work. In many contributing to landscape character development which have the appearance character of the city including; the green cases these areas may have memories included in Table 6 was used in identifying of an overall wooded or heavily treed hillsides which contribute to views from and associations stretching back landscapes which are significant to parkland landscape seen from within or the city, the River Avon and Kennet & Avon generations. They are often vulnerable and settlements and their setting. Selected approaching the settlement. They will Canal corridors and the outer part of the it is an important objective to protect their areas which have been assessed against both satisfy any or all of the criteria listed landscape bowl which contains the city. character when considering development and meet the criteria are shown on the in Table 1 and contribute to the landscape proposals. Landscape setting in the Policies Map and will be afforded specific setting of the settlement as outlined below 255. context of this policy is taken to include the protection under the policy. and in the supporting evidence. These These areas are an important component surroundings of the settlement as well as areas may form the surrounding landscape of the landscape and as such may undeveloped or well ‘treed’ areas which and visual setting to a settlement or be include areas which are important to the may be within the settlement and are contained within settlements. Areas significance of the WHS and areas which important to the context of the developed included may be in public or private are of significance to the Cotswold Area of areas. ownership and may or may not have public Outstanding Natural Beauty. Core Strategy access. Policy B4 is the overarching policy for 251. protection of the WHS and its setting and The largest settlements in B&NES all have should be read in conjunction with this very distinctive landscape settings. Many Policy NE2A. villages similarly have distinctive landscape settings which are closely linked to their settlement patterns.
109 256. The green spaces within the settlement Landscape Setting Landscape Setting of Landscape Setting and the hillsides include those areas which of Keynsham Radstock, Westfield, of Villages make a significant contribution to views 257. Midsomer Norton 259. and / or to the character of the city and are The town of Keynsham has grown up at The landscape setting of the RA1 villages 258. largely undeveloped woodland, farmland the point where the River Chew meets the has also been assessed. The diversity The towns of Radstock, Westfield and or parkland / public open space but also River Avon. Over time the town has spread of factors which help to give the villages Midsomer Norton have grown up in and include areas of low density development away from the flood plain and marshy their distinctive sense of place is reflected around the highly distinctive confluence which give the appearance of woodland land beside the River Avon, developing in the varying extent and nature of their of five valleys and are also defined by or heavily treed parkland. Undeveloped southwards on the plateau land either landscape setting. The villages of Paulton the coal industry and the local coal field skylines (usually wooded) are an important side of the distinctive and beautiful Chew and Peasedown St. John, for example, are which contributes to their unique character. component which the policy seeks to Valley. The valley is largely undeveloped both ridge top settlements with a particular Predominantly the developed areas follow protect from development encroachment and runs through the heart of the town. association with coal mining. Both villages the more sheltered and shallow valley on or close to the skyline when seen The policy includes protection of the Chew have maintained their predominantly ridge sides and also the intervening, lower level, from within the City and views from key Valley, areas of community woodland, west top nature, both look out over the attractive narrow ridge tops between the brooks. viewpoints and assets. The hillsides include facing slopes on the western edge of the valleys of the Cam and Wellow Brooks and The higher level valley sides and ridge/ those areas originally mapped in the City of town and lower lying parts of the Avon these are of particular visual importance plateau tops surrounding the towns have Bath World Heritage Site Setting SPD and valley which contribute to the setting of and both have associations with particular remained largely undeveloped apart from subsequently reviewed to include areas Keynsham. nearby wooded coal batches. The the nearby hamlet of Haydon associated forming the landform bowl surrounding the particular nuances of ridge top and valley with its mine. The policy includes protection city which are of importance in preventing landform, the particular locations and of the distinct landform and landscape the creep of built development down the shapes of the batches and the particular associated with watercourses and with the slopes and out of the containing bowl. The nature of the field patterns and woodlands, coal mining history and the green hillsides river and canal corridors include the course networks of roads and paths all vary giving which contribute to the landscape setting of of the waterways themselves as well as each settlement its specific character. In these settlements. the associated green corridor and open other villages landform may be less of spaces along their route. Trees and views a factor in determining the nature of the to trees along the corridor are an important village as a place while other factors may characteristic which the policy seeks to be more important in contributing to the protect and enhance. landscape setting of these settlements.
110 260. Local The purpose of Policy NE2A is to protect, - Mendip Hills and Cotswolds Area of conserve and enhance the landscape POLICY NE2A: Outstanding Natural Beauty Management setting of settlements. Areas which make Plans, Position Statements and landscape a significant contribution to the landscape Landscape character assessments setting of Bath, Radstock, Westfield, Midsomer Norton, Keynsham and RA1 - Rural Landscapes of Bath and North Setting of villages are shown on the Policies Map. East Somerset – A Landscape Character Assessment (April 2003) Settlements 261. Any development should seek to National and local guidance to inform - Conservation Area Appraisals conserve and enhance the landscape development proposals and to guide - Bath City-wide Character Appraisal setting of settlements and their decision-making includes: (August 2005) landscape character, views and features. National Development that would result in - The City of Bath World Heritage Site adverse impact to the landscape setting - An Approach to Landscape Character Setting SPD (August 2013) of settlements that cannot be adequately Assessment, Natural England (October - The City of Bath World Heritage Site mitigated will not be permitted. 2014) Statement of Outstanding Universal Value - National Character Area Profiles areas 107, - City of Bath World Heritage Site Attributes 118 and 141 Natural England - The City of Bath World Heritage Site - CPRE Tranquillity Map Management Plan - The Natural Choice: securing the value of - Landscape Setting Methodology and nature DEFRA (June 2011) Evidence - European Landscape Convention - Bath and North East Somerset Green Guidance Natural England (April 2009) Infrastructure Strategy (March 2013)
Placemaking Plan Policy
111 Extension of Residential Gardens in POLICY NE2B: the Countryside Extension of 262. Many existing dwellings in the countryside Residential outside Bath and settlements with a defined Housing Development Boundary Gardens provide attractive homes for people seeking a rural location. Proposals to alter in the or extend dwellings and carry out minor domestic development will be assessed Countryside within the terms of design policies and in Proposals to extend residential garden the case of existing dwellings in the Green land will be permitted provided it can Belt, paragraph 89 would apply. demonstrated that there are no adverse impacts on the setting of the site or 263. property, residential amenity, local rural Policy NE2B provides specific control over landscape character, key habitat features the enlargement of residential gardens. and/or ecological functions and that Such enlargement can, depending on the proposed boundary treatment is the circumstances, have a detrimental sympathetic to the location and there is effect on the special landscape qualities no conflict with Green Belt policy. and character of the area and lead to 'suburbanisation' of the countryside. In the Green Belt such schemes can conflict with the purposes of this national designation.
Placemaking Plan Policy
112 NATURE CONSERVATION 264. 266. The NPPF expects local planning The Core Strategy also draws attention Sites, Species and authorities to include criteria based to the district’s rich diversity of habitats, Habitats policies in their Local Plan against which features and sites from international 267. the impact of development proposals on (Special Protection Areas/Special Areas Policy NE3 seeks to conserve and increase or affecting protected biodiversity and of Conservation), national (Sites of Special the abundance and diversity of Bath and geodiversity can be considered. It also Scientific Interest) and locally protected North East Somerset’s wildlife habitats requires distinctions to be made between sites (Sites of Nature Conservation Interest). species and to minimise adverse effects the hierarchy of international, national and Policy Aims where conflicts of interest are unavoidable. locally designated sites. This is so that It covers internationally, nationally, and protection commensurate with their status - Conserve, enhance and restore the locally important sites, species and habitats, and appropriate weight is given to their diversity and resilience of the wildlife and as well as seeking to protect a range of importance and the contribution that they species and habitats in both urban and natural features which are valuable for make to wider ecological networks. It also rural areas wildlife, amenity, historic, recreational or should plan for biodiversity at a landscape- - Provide for the appropriate management visual reasons and act as routes for wildlife scale across local authority boundaries. of the District’s biodiversity and migration. The policy articulates what is 265. geodiversity assets through the planning required of developers when submitting a Core Strategy Policy CP6 sets out the process and partnership initiatives planning application which either directly or high level policy approach to the natural indirectly affects wildlife sites or habitats. - Ensure that a coherent network of wildlife environment within which more detailed corridors is retained and enhanced to Development Management policies have facilitate migration through the landscape been developed. It highlights the need to and built environment which can be create a coherent network of more robust incorporated into a broader Green and resilient natural habitats, including Infrastructure network. larger protected sites and a greater extent and connectivity of natural habitats.
114 a for Sites of Special Scientific Interest, 4 In all cases: Ecosystem Services where the benefits of the development, at POLICY NE3: a Firstly, any harm to the nature 268. this site, clearly outweigh both the impacts conservation value of the site is minimised; The NPPF describes ‘Ecosystem Services’ that it is likely to have on the features of Sites, Species and and as ‘the benefits people obtain from the site that make it of special scientific ecosystems such as, food, water, flood interest and any broader impacts on secondly, compensatory provision of at Habitats b and disease control and recreation’. It also the national network of Sites of Special least equal nature conservation value is 1 Development that would adversely highlights the role the planning system has Scientific Interest; made for any outstanding harm, and affect, directly or indirectly, internationally in contributing to and enhancing the natural or nationally protected species and/or b for Sites of Nature Conservation c Thirdly, ecological enhancements are and local environment by recognising the their habitats will not be permitted. Importance; Local Nature Reserves, made. wider benefits of ecosystem services. Regionally Important Geological/ 2 Development that would adversely d Then, as appropriate: 269. Geomorphological Sites and other affect, directly or indirectly, Internationally The key ecosystems services that Policy sites of equivalent nature conservation Measures for the protection and recovery Important Sites will not be permitted i NE4 is seeking to protect and enhance are value, where material considerations are of priority species are made. except in exceptional circumstances supporting services, provisioning services, sufficient to outweigh the local biological where: ii Provision is made for the management of regulatory services and cultural services. geological / geomorphological and retained and created habitat features. The Millennium Ecosystem Assessment a there is no alternative solution; and, community/amenity value of the site; (2001–2005) summarises the ecosystem iii Site lighting details are designed b there are imperative reasons of c for UK Priority Species and UK Priority services classification as follows: to avoid harm to nature conservation overriding public interest for the Habitats, where the importance of the interests; including habitat connectivity and Supporting services: The services that are development; and development and its need for that function as part of an ecological corridor. necessary for the production of all other particular location is sufficient to override c mitigation measures can be secured to ecosystem services including soil formation, the value of the species or habitat; prevent any significant adverse effect on photosynthesis, primary production, nutrient the site. d for locally important species and cycling and water cycling. habitats, where the importance of the 3 Development which would adversely Provisioning services: The products development and its need for that affect, directly or indirectly other, species, obtained from ecosystems, including food, particular location is sufficient to override habitats or features of biodiversity/ fibre, fuel, genetic resources, biochemicals, the value of the species or habitat; geodiversity importance or value will only natural medicines, pharmaceuticals, be permitted in the following cases: e for features of the landscape such as ornamental resources and fresh water. trees, copses, woodlands, grasslands, batches, ponds, roadside verges, veteran trees, hedgerows, walls, orchards, and watercourses and their corridors if they are of amenity, wildlife, or landscape value, or if they contribute to a wider network of habitats, where such features are retained and enhanced unless the loss of such features is unavoidable and material considerations outweigh the need to retain the features. Placemaking Plan Policy
115 Regulating services: The benefits - Buffer zones that protect core areas, obtained from the regulation of ecosystem Ecological Networks restoration areas, and ‘stepping stones’ processes, including air quality regulation, POLICY NE4: 270. from adverse impacts in the wider climate regulation, water regulation, erosion One of the aims of the national strategy environment. regulation, water purification, disease Ecosystem ‘Biodiversity 2020’ is to ensure coherent - Sustainable use areas, areas of regulation, pest regulation, pollination, and resilient ecological networks are surrounding land that are managed in a natural hazard regulation. Services established. This will help enable 1 Development will be permitted where biodiversity assets to recover from loss sustainable and wildlife friendly way.’ Cultural services: The non-material ecosystem services are protected and and become resilient to climate change 271. benefits people obtain from ecosystems enhanced in order that their benefits and impacts and deliver ecosystem services National planning policy requires that through spiritual enrichment, cognitive function are optimised with a particular which are of social and economic value. It components of the local ecological development, reflection, recreation and focus on supporting, provisioning, is important to maintain and improve habitat networks are identified and mapped. aesthetic experiences – thereby taking regulatory and cultural services. connectivity in ensuring the long-term This should include the hierarchy account of landscape values. survival of biodiversity in a changing climate 2 Ecosystem measures proposed of international, national and locally should be described in the Design and and environment which has become designated sites of importance for Access Statement and can be included fragmented by human activities. ‘Ecological biodiversity, wildlife corridors and stepping within Green Infrastructure provision. networks generally have five components. stones that connect them. Bath & North - Core areas of high nature conservation East Somerset’s Ecological Networks value which contain rare or important comprises: habitats or ecosystem services. They - The Cotswolds Nature Improvement Area include protected wildlife sites and other (NIA) semi-natural areas of high ecological quality. - Strategic Nature Areas (SNAs) - Corridors and ‘stepping stones’ enabling - Horseshoe Bat Foraging Corridor (Draft) species to move between core areas. - Protected Wildlife sites (Special Protection These can be made up of a number of Areas, Special Areas of Conservation; small sites acting as ‘stepping stones’ or a Sites of Special Scientific Interest, Sites of mosaic of habitats that allows species to Nature Conservation Interest, Local Nature move and supports ecosystem functions. Reserves) - Restoration areas, where strategies are - UK Priority Habitats including conservation put in place to create high value areas buffers/ restoration zones (the ‘core areas’ of the future), restoring ecological functions and wildlife. - Flood Zones 2 and 3 - Local BAP Habitat (Post Industrial Sites)
Placemaking Plan Policy
116 - the health and wellbeing of our Applicants will be expected to refer to Trees and Woodland community – by providing shade from the latest British Standards BS 5837 best POLICY NE5: Conservation harmful ultra-violet radiation and improving practice guidance which provides and the visual quality of our landscape and our recommendations on assessing the quality Ecological 272. Trees are an important part of our natural sense of wellbeing. Studies have shown and contribution of trees on and adjacent Networks life support system: they have a vital role that the calming effect of trees can reduce to sites. The development of a trees and to play not just in the sustainability of our stress levels and improve recovery time woodland strategy would further assist Development proposals will be after surgery. Trees and woodlands in providing more bespoke guidance to expected to demonstrate what urban and rural areas, but as an important component of green infrastructure provide opportunities for recreation and developers and other stakeholders in Bath contribution will be made to ecological education & North East Somerset. networks as shown on the Policies Map networks. They benefit: through habitat creation, protection, - the local economy – creating potential 273. 276. enhancement, restoration and/or for employment, providing a sustainable Much of the tree cover in the urban areas is Policy NE6 seeks to protect the District’s management. source of compost and biofuels and the in a critical condition and there is little or no trees and woodland from the adverse raw materials for businesses, encouraging replacement planting for over-mature trees impact of development by setting out inward investment, bringing in tourism and in decline. Infill development has often criteria against which proposals will be adding value to property reduced the space available for planting assessed. large tree species. In addition, new tree - the local environment by reducing the planting takes many years to mature. The effects of air pollution by removing sulphur management and retention of significant dioxide, ozone, nitrogen oxides and trees is therefore pressing. particulates and reducing storm water run- off and soil erosion, acting as carbon sinks 274. and producing oxygen; reducing energy Bath & North East Somerset has a duty consumption through moderation of the under the Town and Country Planning local climate by providing shelter and Act 1990 to ensure tree and woodland shade and reducing glare, reflection and preservation wherever it is appropriate. wind speeds. They can provide screening The Council will continue to protect trees and privacy or emphasize views and and woodlands through Tree Preservation architecture. They provide a wide range of Orders (TPOs) as appropriate. There is also wildlife habitats a level of protection afforded to trees in conservation areas (CAs). However there are many trees of value outside these designations and careful consideration should be given to the removal of any tree.
Placemaking Plan Policy 275.
117 277. Supplementary Planning Documents and POLICY NE6: Guidance and other relevant guidance will be used to guide decisions-making on Trees and proposals for development. This includes: Woodland - Trees and Design Action Group (TDAG) best practice guides including Trees in the Conservation Townscape, a Guide for Decision Makers 1 Development will only be permitted (2012) where: - Green Infrastructure Strategy (March 2013) a it seeks to avoid any adverse impact - Planning Obligations SPD on trees and woodlands of wildlife, landscape, historic, amenity, productive - City of Bath World Heritage Site Setting or cultural value; and SPD (August 2013) b it includes the appropriate retention - Conservation Area Statements and new planting of trees and and Appraisals woodlands; and 2 If it is demonstrated that an adverse impact on trees is unavoidable to allow for appropriate development, compensatory provision will be made in accordance with guidance in the Planning Obligations SPD (or successor publication) on replacement tree planting. 3 Development proposals directly or indirectly affecting ancient woodland or ancient trees will not be permitted.
Placemaking Plan Policy
118 GREEN INFRASTRUCTURE 280. 281. 283. Context A well-designed, managed and integrated B&NES already has a wealth of existing In urban areas the network is influenced 278. network of GI provides a wide range of green assets including open green spaces, by the existing urban form and function, The concept of green infrastructure (GI) is direct and indirect benefits to people, street trees and woodland, other natural but GI links through and within urban areas now firmly embedded in national policy places and wildlife. Where this is linked habitats, recreational routes, historic are an integral part of creating sustainable with the NPPF requiring local planning with good public access and recreational landscape, allotments and waterways such communities. Existing GI assets need to be authorities to set out a strategic approach opportunities it provides invaluable assets as the Kennet and Avon canal. However, protected and enhanced to achieve their in their Local Plans, planning positively for for developing and supporting healthy, the concept of GI looks beyond existing full value at local and District levels. The the creation, protection, enhancement and happy and vibrant local communities. In designations, seeking opportunities to River corridor through Bath and beyond management of networks of biodiversity harnessing, sustaining managing the natural enhance the physical and functional is a key GI asset that requires a "whole and green infrastructure. It defines green environment it will deliver services that are connectivity of assets, and to extend the river" approach to realise its full potential infrastructure as a network of multi- essential to quality of life. It will provide local benefits for the community and make them as a multifunctional green corridor. The functional green space, urban and rural, solutions to mitigate and adapt to climate much more accessible to people and Placemaking Plan will set out how new which is capable of delivering a wide range change. GI can also help local responses wildlife. developments can contribute effectively to of environmental and quality of life benefits to sustainable travel, wildlife habitats, local green infrastructure. 282. for local communities. food production, water management B&NES Strategic GI network diagram 284. including use of sustainable drainage 279. (see Diagram 6) is illustrative and shows a The Council’s adopted Green Infrastructure and conserving or enhancing sense of The wider benefits of GI for B&NES are set strategic overview of existing GI assets and Strategy was developed within the sub- place, landscape character, historical and out in the Council's Green Infrastructure some of the key opportunities. In the rural regional context to ensure that cross- cultural features. It can deliver economic Strategy (see below). areas the network is based around the key boundary GI issues are addressed. As well benefits and opportunities, assisting eco- recreational routes, river corridors, existing as identifying the existing network, assets tourism, business location and investment networks of wildlife sites and Strategic and opportunities for the improvement and decisions. Nature Areas (SNAs). SNAs represent the creation of new GI, the Green Infrastructure most important areas for the conservation, Strategy will ensure that GI is delivered, expansion and restoration of important maintained and managed sustainably and habitats. The Strategic GI corridors indicate creatively well into the future. functioning networks for recreation and biodiversity.
120 The impact of new development POLICY on GI will be assessed through the Development Management process. The CP7: Green Council’s adopted GI Strategy sets out further guidance as to how GI principles infrastructure should be applied to development The integrity, multi-functionality, quality proposals including provision of major and connectivity of the strategic Green infrastructure improvements. Deliver will Infrastructure (GI) network will be also be through the planning process by protected, enhanced and managed. integrating green infrastructure principles Opportunities will be taken to connect into the Placemaking Plan and other Local with, improve and extend the network. Plan documents. Existing and new GI must be planned, delivered and managed as an integral part of creating sustainable communities. Delivery The Council has a central role in the provision, delivery and planning of GI through its role as local planning authority and direct provider of significant areas of open spaces. It will also work in partnership with key public and private bodies, local communities and the voluntary sector to protect and enhance the GI network and ensure a strategic approach is taken.
Placemaking Plan Policy
121 Upper Swainswick Batheaston Kelston
Saltford Ri Bathford Whitchurch ve r A von Bathhampton
Corston Marksbury Newton St Loe Pensford Claverton Stanton Drew Chew Magna
Chew Stoke Englishcombe
Priston South Stoke Farmborough Chew Blagdon Valley Clutton Combe Hay Freshford Lake Lake Bishop Sutton Timsbury High Littleton Ubley Wellow Camerton Temple Peasedown Hinton West Cloud St John Charterhouse Harptree Compton Martin Hinton Blewett Paulton DIAGRAM 20
East Farrington Radstock ILLUSTRATIVE GREEN Harptree Gurney Midsomer INFRASTRUCTURE Norton Westfield NETWORK KEY
Built Up Areas Strategic Green Infrastructure Corridors through Rural Areas Strategic Green Infrastructure Corridors through Urban Areas
Strategic Nature Areas © Crown copyright. All rights reserved (100023334) (2010) 122 287. 288. - Green Infrastructure assets comprise Context GI is a key component of sustainable The GI principles, delivery aims and open spaces; parks and gardens; 285. development, fundamental to creating objectives, set out in the Green allotments; woodlands, street trees, green Core Strategy Policy CP7 ‘Green successful places and should be central Infrastructure Strategy need to be roofs, fields, ponds, meadows as well as Infrastructure’ already sets out a to the design of new developments. The embedded in development proposals ‘green’/ off road footpaths; cycleways and requirement to protect and enhance a GI approach requires an assessment of of all scales. The Council is maintaining waterways. Basic GI asset maps will be strategic green infrastructure network existing GI assets within and adjoining a working base of green infrastructure provided on the Council’s website. These across the district. Policy CP13 Infrastructure the development site and assessment of asset and opportunity maps at strategic, will provide the broad context and starting seeks to ensure that all new developments the function the site provides within and urban and parish/ward scales, and point for the production of detailed GI are supported by the necessary its linkages to, the wider GI network. This developers can use these and State of asset plans required by Policy NE1. The infrastructure, including green infrastructure. should bring together the more specific the Environment mapping (2015) being ambition for the Placemaking Plan is to assessment based information already undertaken by the West of England Nature increase the benefit and connectivity of 286. This part of the plan provides the required to comply with a whole range Partnership (WENP), as a starting point for these assets. of related policies (including landscape, GI assessments. For the purposes of the mechanism to develop a more detailed 289. ecology, ecosystem services, built heritage, Placemaking Plan: policy framework, setting out clear More details will be made available on outdoor access and recreation (e.g. cycling requirements for developers to ensure that - Strategic Green Infrastructure Corridors the Green Infrastructure webpages www. and walking), green spaces, Sustainable GI is delivered as part of the growth in the are made up of the ‘project sites’ identified bathnes.gov.uk/greeninfrastructure. urban Drainage Systems(SuDs), trees and district. in the Green Infrastructure Strategy, woodlands, climate change, local food 290. strategic GI features (e.g. off-road national etc.). The purpose of this is to generate a Policy NE1 seeks to ensure every cycle routes, promoted footpaths) and multifunctional, connected and added value opportunity is taken to safeguard ecological networks. Strategic GI corridors solution to achieve multiple environmental, and enhance the GI network through are shown on the Policies Map. The social and economic benefits. development proposals. ambition for the Placemaking Plan is to protect the value, integrity and to facilitate 291. the multi-functional benefits of these Developers will be expected to provide strategic corridors. sufficient information with their application to ensure Green Infrastructure has been properly considered in drawing up a scheme. The Design and Access Statement will be amended to include Green Infrastructure.
123 2 Proposals for major developments POLICY NE1: should also be accompanied by: a a plan of the existing green Development infrastructure assets within and around the and Green development site; and b a GI “proposal” demonstrating how GI Infrastructure has been incorporated into the scheme 1 Within the context of Policy CP7 in order to increase function and improve development will be permitted provided: connectivity of GI assets including links to existing the local and strategic networks. a it can be demonstrated that opportunities have been maximised to 3 Developers will be required to address design Green Infrastructure (GI) into the GI in any submitted site Masterplan which proposed development; as a minimum fulfils the requirements of clauses 1) and 2) above. b it does not adversely affect the integrity and value of strategic GI corridors; c the scheme makes a positive contribution to the GI network through the creation, enhancement and management of new, and existing GI assets; and
Placemaking Plan Policy
124 GREEN BELT 292. 294. 296. Green Belts are designated primarily in Core Policy CP8 conforms with national In light of the opportunities for development order to prevent urban sprawl by keeping policy which also states that the general in the plan period, most of the urban area POLICY CP8: land permanently open. As such they help extent and detailed boundaries of of Keynsham continues to be excluded to shape patterns of urban development, the Green Belt should be altered only from the Green Belt and a revised inner Green Belt protect the countryside and provide exceptionally. The Core Strategy retains boundary is defined on the Policies Map. The general extent of the Green Belt opportunities for outdoor sport and the general extent of the Green Belt in There are a number of villages which meet is set out on the Core Strategy Key recreation. Within B&NES the Green Belt B&NES other than the removal of land the requirements of national policy in the Diagram. The detailed boundaries and also plays a vital role in maintaining the from the Green Belt for development NPPF and continue to be excluded from inset villages are defined on the Policies setting of the World Heritage Site of Bath on the edge of Bath and Keynsham and the Green Belt as established in the Bath Map. The openness of the Green Belt and the surrounding villages. It is also at Whitchurch as set out in Policy DW1 & North East Somerset Local Plan. Given will be protected from inappropriate important in preventing the coalescence of and Policies B3A, KE3A, KE3B, KE4 and the overall level of housing required during development in accordance with these villages with the city. RA5. The Placemaking Plan provides the plan period and the spatial strategy national planning policy. the opportunity for a review of the inner for meeting this requirement it is not 293. Delivery: detailed boundary, such as to address considered that exceptional circumstances The purposes and objectives of Green Belt anomalies. In accordance with the NPPF exist to warrant changing the Inset Delivery will be through the within B&NES are summarised below and Green Belt boundaries will only be altered boundaries for these villages. Some sites Development Management process. generally reflect advice set out in national in exceptional circumstances. may come forward in the Green Belt under The Existing Buildings in the Green Belt policy. the Government’s proposals for Community SPD will continue to guide decisions on 295. Right to Build. proposals within the Green Belt. In altering the Green Belt and allocating strategic sites for development and in response to the NPPF paragraph 85, the need to identify safeguarded land to meet longer term development requirements has been considered. At Odd Down on the edge of Bath environmental sensitivity means that there is no scope to identify safeguarded land. It is also considered there is no scope to identify safeguarded land at south west Keynsham. However, land is safeguarded for development East of Keynsham. At Whitchurch the need for and scope to identify safeguarded land will be considered as part of the Core Strategy review.
Core Strategy Policy
126 299. Table 8 – Bristol/Bath Green Belt within Detailed Green Belt It is still Government policy to apply strict Bath and North East Somerset Boundary control to development in Green Belts and the NPPF states that the construction of 297. The Core Strategy sets out the strategic new buildings in the Green Belt should be approach to the Green Belt through regarded as inappropriate. Exceptions to Purposes of including land in the Green Objectives for the use of land in the Green this include ‘previously developed sites’ Belt: Belt: Policy CP8 to reflect national policy. As a significant proportion of the District lies (NPPF, para 89). As there is no longer within designated Green Belt development a requirement to define the boundary 1 To check the unrestricted sprawl 1 To provide opportunities for access needs to be carefully managed and only of a major existing developed site of Bath and Bristol. to the open countryside for the urban appropriate uses may be permitted, (MEDS) in the Green Belt (within which populations of Bath, Bristol, Keynsham development would be acceptable), the 2 To prevent the merging of Bristol, unless very special circumstances can be and Norton Radstock. demonstrated where the harm by reasons MEDS boundaries previously defined by Keynsham, Saltford and Bath. the B&NES Local Plan (2007) have been 2 To provide opportunities for outdoor sport of inappropriateness, to the openness and 3 To assist in safeguarding the countryside removed. and outdoor recreation near Bath, Bristol the purposes of the Green Belt is clearly from encroachment. and Keynsham. outweighed by other considerations. Visual Amenities of 4 To preserve the setting and special 3 To retain attractive landscapes Policy Aims character of Bath. the Green Belt and enhance landscapes. - Ensure that the Green Belt is protected 5 To assist in urban regeneration of Bath and 300. 4 To improve damaged or derelict land. from inappropriate development and kept Bristol by encouraging permanently open The NPPF asks local planning authorities the recycling of derelict and other urban 5 To secure nature conservation interests. to retain and enhance visual amenity. land. 298. On the basis that there is little guidance To retain land in agricultural, forestry and Through the Core Strategy it has been in national policy on safeguarding visual To preserve the individual character, identity related uses. established that there are no exceptional amenity of the Green Belt it is important and setting of Keynsham circumstances to warrant altering the Green that the current level of policy protection is and the villages and hamlets within Belt boundary to provide for development maintained through Policy GB1. the Green Belt. opportunities other than at the four allocated Strategic Sites.
127 303. Development in There is no longer any specific reference POLICY GB1: Villages within the Green to the need to define ‘infill boundaries’ POLICY GB2: or distinction made between residential Visual Belt and other developments in this context. Development in 301. Nevertheless, Housing Development Amenities of the There are a number of settlements in the Boundaries continue to be defined for Green Belt District that are washed over by the Green those washed over Green Belt villages in Green Belt Belt. These are: which infilling for housing development Villages Development within or conspicuous would be acceptable and to help Development in villages in the Green from the Green Belt should not prejudice Chew Magna, Chew Stoke, Claverton, Belt will not be permitted unless it Combe Hay, Corston, Englishcombe, avoid dispute over whether particular but seek to enhance the visual amenities sites are covered by infill policies and is limited to infilling and in the case of the Green Belt by reason of its Freshford, Hinton Charterhouse, Kelston, of residential development the Marksbury, Monkton Combe, Newton St. provide certainty as to where residential siting, design or materials used for its development would be acceptable in proposal is within the defined Housing construction. Loe, Pensford, Priston, Shoscombe, South Development Boundary. Stoke, Stanton Drew (including Upper Green Belt settlements. Stanton Drew and Highfields), Tunley, Upper Swainswick, and Wellow. 302. The NPPF confirms that although the construction of new buildings is regarded as inappropriate development in Green Belt, limited infilling in villages is considered an exception to this policy. The Core Strategy defines ‘infilling’ in relation to housing as the filling of small gaps within existing development e.g. the building of one or two houses on a small vacant plot in an otherwise extensively built up frontage, the plot generally being surrounded on at least three sides by developed sites or roads.
Placemaking Plan Policy Placemaking Plan Policy
128 Extensions and Replacement Alterations to POLICY GB3: Buildings in the Buildings in the Extensions and Green Belt Green Belt 307. Alterations to NPPF also takes a more flexible approach 304. than previous Local Plans have taken in The NPPF will allow as an exception to Buildings considering proposals for the replacement Green Belt the extension or alteration or rebuilding existing dwellings in the of a building in the Green Belt, not just in the Green Belt and will allow the replacement dwellings, provided that it does not result in of a building (not just a dwelling), provided disproportionate additions over and above Green Belt the new building is in the same use and not the size of the original building. Proposals to extend a building in the materially larger than the one it replaces. 305. Green Belt will only be permitted However, given the significant number provided they would not represent of householder applications in the Green a disproportionate addition over and Belt the Council feels justified in continuing above the size of the original building. the approach that where planning permission is required to extend buildings a balance should be taken between the accommodation needs of householders and business against the desire to avoid the gradual erosion of the countryside and identity and character of settlements, contrary to the purposes of the Green Belt. 306. The Existing Dwellings in the Green Belt SPD (2008) provides further information and guidance on the approach the Council will take in relation to extensions to dwellings in the Green Belt and the circumstances under which replacement dwellings will be acceptable. This SPD will need revising in the light of changes to national policy.
Placemaking Plan Policy
129 POLLUTION, CONTAMINATION & SAFETY 308. The NPPF clarifies the specific Pollution and Nuisance Noise and Vibration responsibilities of the planning system; 309. POLICY PCS1: 311. that it has a role to play in preventing The control of pollution is governed by the The planning system has a role in seeking both new and existing development Environmental Protection Act 1990 and Pollution and to ensure that new noise sensitive from contributing to or being put at related legislation. A number of regulatory development such as housing and schools unacceptable risk from, or being adversely authorities have a role in pollution control, Nuisance is not located close to existing sources of affected by unacceptable levels of soil, air, principally the Environment Agency and Development will only be permitted noise, including industrial uses and noise water or noise pollution. Local Planning Authorities. Decisions will providing there is: generated by vehicles and other forms be determined in accordance with the of transport that would lead to nuisance. Overarching Policy Aims 1 no unacceptable risk from existing relevant expert advice. or potential sources of pollution or Also it should ensure that potentially noise - Minimise use of non-renewable resources creating uses such as some industrial 310. nuisance on the development, or processes or some recreational activities and promote the reuse of existing Policy PCS1 embodies the 'precautionary 2 no unacceptable risks of pollution to are not located where they would be structures and materials principle'. This requires that where other existing or proposed land uses likely to cause nuisance. This approach is there is significant risk of damage to the - Minimise land contamination and soil arising from the proposal reflected in Policy PCS2. degradation environment, pollution controls will take into account the need to prevent or limit 312. - Minimise/mitigate against effects of harm, even where scientific knowledge The NPPF states that planning policies and pollution (e.g. Air quality, noise, land is not conclusive. The principle applies decisions should aim to avoid noise from contamination, light, groundwater) particularly where there are good grounds giving rise to significant adverse impacts on - Protect and enhance the quality of the for judging that action taken promptly at health and quality of life as a result of new underlying groundwater or surface water comparatively low cost may avoid more development. It should take account of costly damage later, or that irreversible the acoustic environment and in doing so effects may follow if action is delayed. consider: - whether or not a significant adverse effect is occurring or likely to occur; - whether or not an adverse effect is occurring or likely to occur; and - whether or not a good standard of amenity can be achieved.
Placemaking Plan Policy
131 313. quality is or likely to be a concern and The Planning Practice Guidance also Air Quality not give rise to unacceptable risks provides a wealth of guidance on dealing POLICY PCS2: 314. from pollution. This could be through, with noise related development and further There has been an increasing recognition for example, identifying measures information is available in the ‘Explanatory Noise and that air pollution can be a cause of serious for offsetting the impact on air quality Note to the Noise Policy Statement for health problems, such as respiratory arising from new development including England’ (DEFRA). Vibration illnesses. In this respect air quality supporting measures in an air quality 1 Development will only be permitted continues to be an issue for parts of the action plan or low emissions strategy where it does not cause unacceptable District and Air Quality Management Area where applicable. increases in levels of noise and/or (AQMAs) have been designated in Bath, vibration that would have a significant Keynsham and Saltford. Further information 317. adverse effect on health and quality on these AQMAs is available on the In considering the effects of the development on the local air quality, the of life, the natural or built environment Council’s website: http://www.bathnes. Council will use the latest Government or general amenity unless this can be gov.uk/services/environment/pollution/ regulations and guidelines to determine minimised or mitigated to an acceptable air-quality level. the suitability of the proposal. Policy PCS3 315. seeks to ensure that the effects of a 2 Noise-sensitive development should Local Authorities are required under Part IV development on the local air quality are avoid locations wherever possible of the Environment Act 1995 to periodically properly considered. where the occupants would be subject review and assess the air quality in their to unacceptable levels of noise or area. Although the control of pollution is 318. vibration from an existing noise source. governed by other legislation, planning Latest guidance in the NPPF states that has a role to play in separating potentially planning decisions should ensure that polluting land uses from other existing or any new development in Air Quality proposed land uses and in ensuring that Management Areas is consistent with new development is not allowed where it the local air quality action plan. An Action would exacerbate already poor air quality Plan for Bath was prepared in 2011. The conditions. Council is also developing Action Plans for Keynsham and Saltford as they also have 316. Air Quality Management Areas The Planning Practice Guidance spells out the following matters that local authorities may need to consider: - the potential cumulative impact of a number of smaller developments on air quality as well as the effect of more substantial developments; - the impact of point sources of air pollution (pollution that originates from one place); and,
Placemaking Plan Policy - ways in which new development would be appropriate in locations where air 132 321. Major Hazards and Therefore within the context of the POLICY PCS3: Hazardous Substances Planning Practice Guidance, Policy PCS4 POLICY PCS4: sets out criteria for assessing applications Air Quality 319. Hazardous The Planning (Hazardous Substances) in controlling the location and use of 1 Development will only be permitted Act, 1990 and Planning Practice Guidance substances and processes which are where the proposal: potential in the interests of public safety Substances describe the role of the planning system Applications for hazardous substances a does not give rise to polluting and amenity. It outlines the key issues to in controlling the location and use of consent, and developments involving emissions which have an unacceptable be taken into account in the consideration substances and processes which are the use, manufacture, storage or adverse impact on air quality, health, of applications for hazardous substances potential hazards to public safety such as production of hazardous substances, will the natural (in particular designated consent and developments involving the some industrial processes, gas pipelines only be permitted where: wildlife sites) or built environment or local and the storage of explosives. National use of hazardous substances. amenity of existing or proposed uses planning policy requires local planning 1 The proposal is sited at an appropriate from air polluting activities, or authorities to have regard to the prevention distance from existing and proposed of major accidents and limiting their residential areas, areas of public use and b is not located where it would be at areas of particular natural sensitivity, in unacceptable risk from, or be adversely consequences when preparing a Local order to maintain safety and amenity; affected by existing sources of odour, Plan. dust and /or other forms of air pollution 320. 2 There would be no unacceptable Applicants are expected to indicate as risk to those who potentially use 2 New development located within an developments that would fall within any Air Quality Management Area should be part of any application whether hazardous associated safety zones identified by consistent with the local air quality action substances will be used, stored or the Health and Safety Executive and to plan. manufactured on the site. HSE is a statutory consultee on planning applications for protected wildlife sites; Where an air quality assessment is Hazardous Substances Consent (HSC) 3 The hazardous substances would be necessary to support an application, it and developments near major hazard stored in a way that does not give rise to should be proportionate to the nature installations and pipelines. The applicant harm to the environment that cannot be and scale of development proposed will be expected to demonstrate to the minimised. and the level of concern about air quality. satisfaction of the Council and the HSE that adequate safety precautions have Development in close proximity to an been taken. The HSE apply risk criteria to existing hazard will only be permitted the operation concerned to determine if a where there is no unacceptable risk to development proposal would be likely to public safety and amenity. be put at unacceptable risk as a result of proximity to a hazard. In the District there are a number of gas pipelines which are defined as hazards.
Placemaking Plan Policy Placemaking Plan Policy
133 322. 324. Further guidance includes: The NPPF places the onus with the Unstable Land developer and/or landowner for securing POLICY PCS5: 326. - The Planning (Hazardous Substances) Act a safe land/development It also requires The geology of Bath and North East 1990 a risk assessment of land potentially Contamination Somerset and its history of surface and - The Planning (Hazardous Substances) affected by contamination and expects Development will only be permitted underground mineral extraction mean (Amendment) (England) Regulations 2009 all investigations to be undertaken in on land either known to be or strongly that land in certain areas may be unstable, accordance with established practices such suspected of being contaminated, or for example, at Combe Down in Bath - HSE’s land use planning methodology as BS10175 (2001) ‘Code of Practice for the where development may result in the and locations within the former Somerset - pre-application advice on proposed Investigation of Potentially Contaminated release of contaminants from adjoining coalfield. developments on sites which lie near to Sites’. land, provided: 327. a major hazard site or a major accident 325. 1 the proposal would not cause National policy requires a risk assessment hazard pipeline is provided on the HSE’s Whilst Part 2A of the Environmental significant harm or risk of significant of land potentially affected by land website: http://www.hsl.gov.uk/products/ Protection Act 1990 provides a risk harm to health or the environment or instability and that site investigation and lupa based approach to the identification and cause pollution of any watercourse, surveys need to be carried out before - The Town and Country Planning (Local remediation of land where contamination water body or aquifer land in these areas is developed. Again the onus is on developers to carry out Planning) (England) Regulations 2012 – poses an unacceptable risk to human 2 remediation measures are put in place Regulation 10 health or the environment, it does not take as appropriate, and investigative work to assess whether a into account future uses which might need proposed development would be affected Contamination planning permission. The Council needs to 3 any identified potential harm can be by land instability and to set out any ensure the implications of contamination suitably mitigated necessary stabilisation measures. 323. for a new development not addressed by Any land contaminated with hazardous The onus will be with the developer other regimes are properly considered or toxic materials potentially is a serious and/or landowner for securing a safe through the planning system. Policy PCS5 cause of pollution. Contamination can result development. provides the framework for considering from previous uses of the site, for example, planning applications where land industrial processes involving chemicals or contamination issues are involved. There is closed waste disposal sites where landfill also a wealth of information of land affected gas and leachate are still present. by contamination in the Planning Practice Guidance and an overview contaminated land produced on the GOV.UK website (https://www.gov.uk/contaminated-land/ overview) which should also be referred to before submitting a planning application:
Placemaking Plan Policy
134 328. that early consideration is given to The Planning Practice Guidance on the Safeguarding Water development proposals that may affect issue of land stability, points to where POLICY PCS6: Resources local groundwater quality. Water Source sources of information are held such as with Protection Areas are now more commonly 330. the British Geological Survey (BGS) and the Unstable Land referred to as Source Protection Zones Where there is a risk that the land may The adequacy of existing water supply role the Coal Authority plays in matters of is likely to be a key factor in determining (SPZs) by the Environment Agency who land instability. With the District’s history of be unstable, development will only be holds all up to date information. The permitted where it is demonstrated that: the location and timing of development. coal mining, it is particularly important that New developments should be located potential impacts of development on mining legacy matters including entries and 1 the site is capable of being developed in ways that minimise or eliminate the groundwater areas beyond the designated are properly evaluated to ensure proposals without adversely affecting the environmental impact of additional demand zones should also be evaluated as part not lead to future public safety hazards. The stability of the development or that of for water. The NPPF places emphasis on of a development proposal, in particular ‘Development High Risk Area’ in respect neighbouring land; and ensuring an adequate water supply is in principal and secondary aquifers, to of the coal mining legacy is defined on place. The Planning Practice Guidance also ensure there is no unacceptable impact on 2 any remedial and/or precautionary the Policies Map within which submission provides general advice on water supply, groundwater quality. of a Coal Mining Risk Assessment would measures proposed as a result of the wastewater and water quality. 333. be necessary to support a development development do not adversely affect Consideration should be given to any proposal. local amenities and/or environmental interests. Water Source possible impact on groundwater recharge, 329. flows and levels. If it is anticipated that Policy PCS6 seeks to ensure that sites are The onus will be with the developer Protection Zones works may penetrate the natural winter suitable for the new use taking account of and/or landowner for securing a safe 331. water table then the impact of such works ground conditions and land instability and development and for submitting the Groundwater Source Protection Areas will need to be assessed and discussed the need for remediation as appropriate. necessary Risk Assessment(s) to support have been defined by the Environment with the Environment Agency. If detrimental the proposal. Agency in order to prevent contamination consequences of the water environment of groundwater. These areas feed springs are likely, agreed mitigation measures will and watercourses from where water is be necessary. collected for public supply and agriculture. The polluting of these catchment areas could pose a serious risk to public health. In Bath and North East Somerset these are concentrated in the Chew Valley and the northern edge of the Mendip Hills and in areas to the north and south of Bath. These areas feed springs and watercourses used for public drinking water supply. The polluting of these catchment areas could pose a serious risk to public health. 332. This approach is consistent with advice in the Planning Practice Guidance which reinforces the controls of other bodies Placemaking Plan Policy such as the Environment Agency, ensuring
135 334. 337. The Environment Agency divides Foul Sewage Policy SU1 in the Responding to Climate groundwater source catchments into POLICY PCS7: Infrastructure Change section sets out the policy context three zones: Inner Zone, Outer Zone, and for dealing with surface water drainage Water Source 336. Total Catchment. Further more detailed The availability of foul and surface water through the use of Sustainable Drainage information is available on the Environment Protection Zones sewerage infrastructure is a material Systems (SuDS). Policy PCS7A seeks to Agency’s website and developers will be consideration in deciding planning ensure development is only permitted 1 Development proposals that would able to search this by postcode so see if applications. Wessex Water Plc is the water where there is adequate foul sewage whether their site is in a Source Protection adversely affect the quality or quantity of provision. This approach complements water resources by means of pollution company which provides these services Zones at the following link (and clicking to the District and their advice should be Policy CP13 in requiring the timely provision on the 'Groundwater’ icon): http://maps. and/or derogation of the resource will of required infrastructure. Where proposals not be permitted. sought before development proposals are environment-agency.gov.uk/wiyby/wiybyC submitted. New development can create could have an adverse impact on ontroller?ep=maptopics&lang=_e 2 Applicants will be expected to additional demands for sewage disposal. sensitive watercourses developers should incorporate adequate mitigation measures 335. undertake robust assessments Some villages are not served by mains in discussion with Wessex Water and the Policy PCS7 will help ensure the protection to support applications affecting sewerage, others require improvements. Environment Agency/Natural England. of Groundwater Source Protection Zones Groundwater Source Protection Zones In the case of non-mains villages new This is to ensure compliance with the from the adverse impacts of development, as defined by the Environment Agency. developments may have to be served by requirements of the EU Water Framework and refers the applicant to the Environment cess pits or septic tanks which are potential and Habitats Directives. Further advice is Agency’s website as SPZ's are altered and sources of pollution. available from the Environment Agency, updated on a regular basis. Wessex Water and Natural England.
Placemaking Plan Policy
136 338. 341. Further information includes: The Council is responsible for the POLICY protection of the Hot Springs in Bath. The POLICY PCS8: - Sewage treatment and disposal where Springs are protected by Section 33 of the there is no foul sewer, PPG4, Environment PCS7A: County of Avon Act 1982 which specifies Bath Hot Springs Agency (2006) three control zones within which the depths Development that has any adverse Foul Sewage - Guidance notes and procedures on the of excavations is controlled. impact on the quality or yield of the Bath Wessex Water website: Hot Springs will not be permitted. 342. Infrastructure https://www.wessexwater.co.uk/ 1 Development will only be permitted As the Bath Hot Springs are inextricably where adequate sewage treatment Bath Hot Springs linked with the World Heritage Site, Core facilities are available or where suitable Strategy Policy B4 applies to their general arrangements are made for their 339. protection. Policy PCS8 seeks to ensure provision. The Hot Springs are one of the six that both the quality and quantity of the key attributes of the City of Bath World groundwater source is protected from 2 Developments which may result in Heritage Site. Since Roman times with the development that is likely to have any increased nutrient load to sensitive development of ‘Aquae Sulis’ as a retreat adverse effect on this resource. It is also watercourses should incorporate for health therapy, worship and relaxation, important to have this policy in place adequate mitigation measures in Bath’s Hot Springs have been the centre of should the Council receive any planning compliance with the requirements of social, economic and cultural developments applications for energy mineral exploration the EU Water Framework and Habitats in Bath. Settlement grew up around this and extraction which may impact on Hot Directives. resource which has culminated in the Springs and their sources (see Policy M5). 3 New developments will be expected modern City of Bath. The Springs now attract The Environment Agency must also be to connect to the public sewer system many visitors annually with the opening of consulted on applications which are likely and new sewers and associated the Thermae Bath Spa. to have an impact on the Hot Springs. infrastructure will be constructed to a 340. standard adoptable by Wessex Water. There are three Hot Springs in the centre of Bath: the Kings Springs within the Roman Bath complex, the Cross Bath Spring, and the Hetling Spring in Hot Bath Street. Together they produce around 1.3 million litres of mineral-rich thermal water per day with a temperature of between 41 and 46°C. These thermal waters arise from the Carboniferous Limestone via fissures in the overlying layers (a layer of alluvium, successive layers of Lias Clay and limestone and Triassic Mercia mudstone) and appear as springs on the surface.
Placemaking Plan Policy Placemaking Plan Policy
137 BUILDING STRONG AND VIBRANT COMMUNITIES MEETING HOUSING NEEDS 343. 345. In making provision for affordable housing The NPPF states that local planning The broad aims of the policy approach to Affordable Housing further guidance on the tenure split authorities should: housing are as follows: 346. between social and affordable rent and This policy sets out when affordable intermediate housing that will be sought by • Meet Local Housing needs (including • Ensure that housing provision meets housing provision will be required and the Council and the circumstances in which affordable housing) demonstrable housing needs including indicates the proportions which will be different tenures will be acceptable will be housing for elderly people, special needs • Provide housing to meet the community’s sought. It is the responsibility of each set out in the Planning Obligations SPD. accommodation and self-build needs (para. 7) local authority to establish the right level 350. • Ensure that density for residential of housing provision in their area and to • Set out an approach to housing density to To understand the capacity of private development is appropriate given identify a long term supply of housing. This reflect local circumstances (para. 47) development to deliver affordable housing housing needs and location includes defining the level of affordable the Council commissioned a viability study. • Plan for a mix of housing types (including housing that is appropriate taking account • Ensure that residential development is The B&NES Viability Study (Three Dragons, those wishing to build their own homes of evidence in relation to local housing socially inclusive and contributes towards July 2010) and the B&NES Viability Update i.e. self build, families, older people and need and viability. health and well-being (Dec 2012) have taken account of market people with disabilities) (para. 50) 347. prospects and a range of cost implications • Protect the existing housing stock • Bring housing and buildings back into In order to understand the local housing including other Section 106 obligations residential use (para. 51) • Ensure that empty homes are brought market and assess current and future in order to create a baseline level of back into use housing requirements and need for affordable housing that will be viable in the 344. Bath & North East Somerset the Council majority of schemes without recourse for The Core Strategy Policy CP9 covers • Seek to address student accommodation commissioned a SHMA which was public subsidy. the provision of affordable housing. In needs arising from universities’ expansion published in 2013. The SHMA shows that addition, the Core Strategy includes Policy whilst not prejudicing other economic, the need for affordable housing in B&NES 351. CP10 on Housing Mix, and states that the environmental and social objectives from is high and that the affordability gap The study has identified some accommodation needs of older people being achieved between local incomes and market house geographical variance in viability across in particular will be considered in the prices is very wide. the District. This supports geographical Placemaking Plan. variation in the proportion of affordable 348. housing that should be sought (as outlined The SHMA shows that an increasing in the table below). proportion of the total dwelling stock is accounted for by the private rented sector. The SHMA estimates that around 36% of the requirement for overall housing between 2011 and 2031 is for affordable homes. The SHMA assumes that the contribution to the provision of housing needs from private rented accommodation where occupiers are receiving housing benefit will continue at a similar scale in the future. If this contribution were to significantly fall, the need for affordable housing would increase. 349. 140 Table 7 – Geographic split for Affordable Housing commuted sum in lieu of on site provision. POLICY CP9: This should be agreed with housing and Targets Sub-markets Postcode planning officers at an early stage. Affordable Viability AH Area 1 Prime Bath BA1 2, BA1 1, BA2 4 Housing For both large and small sites the viability 40% Large sites of the proposed development should be taken into account, including: Affordable housing will be required as • Whether grant or other public subsidy is Bath North and East BA1 5, BA1 6, BA2 6, BA1 7, SN14 8 and on-site provision in developments of 10 available SN13 8 dwellings or 0.5 hectare and above (the lower threshold applies). The following • Whether there are exceptional build or percentage targets will be sought: other development costs Bath Rural Hinterland BA1 9, BA1 8, BA2 7, BA2 9, BA2 0, BA152 - 40% in Prime Bath, Bath North and East, and BS30 6 • The achievement of other planning Bath Rural Hinterland; objectives - 30% in Bath North and West, Bath South, • The tenure and size mix of the AH Area 2 Bath North and West BA1 4 and BA1 3 Keynsham and Saltford, Midsomer affordable housing to be provided. 30% Norton, Westfield, Radstock, Peasedown St John, Paulton and Chew Valley. Sub-division and Phasing Where it is proposed to phase Bath South BA2 3, BA2 2, BA2 1, BA2 5 This is on a grant free basis with the presumption that on site provision is development or sub-divide sites, or where expected. only part of a site is subject to a planning Keynsham and Saltford BS31 1, BS31 2, BS31 3, BS15 3, BS4 4 and application, the Council will take account Small Sites BS14 8 of the whole of the site when determining Residential developments on small sites whether it falls above or below the from 5 to 9 dwellings or from 0.25 up to thresholds set out above. Midsomer Norton, BS39 7, BA3 2, BA3 3, 0.49 hectare (the lower threshold applies) Property Size and Mix Westfield, Radstock, BA2 8, BA3 4 and BA3 5 should provide either on site provision Peasedown St John, or an appropriate financial contribution Residential developments delivering Paulton towards the provision of affordable on-site affordable housing should provide housing with commuted sum calculations. a mix of affordable housing units and The target level of affordable housing for contribute to the creation of mixed, Chew Valley BS40 6, BS40 8, BS39 4, BS39 5, BS39 6 these small sites will be 20% for AH area balanced and inclusive communities. and BS14 0 1 and 15% for AH area 2 half that of large The size and type of affordable units will sites, in order to encourage delivery. be determined by the Council to reflect the identified housing needs and site In terms of the affordable housing on suitability. small sites, the Council will first consider if on site provision is appropriate. In The type and size profile of the affordable some instances the Council will accept a housing will be guided by the Strategic Housing Market Assessment and
141 other local housing requirements but Delivery Financial contributions towards affordable the Council will aim for at least 60% housing secured from development will Affordable housing will be delivered in of the affordable housing to be family be used to meet the housing objectives accordance with the Council’s Housing accommodation including some large 4/5 set out in the Housing Strategy. Any Strategy or equivalent. bed dwellings. such contribution will contribute to a The quantity, tenure balance and type/ fund to assist in the delivery of additional Other size mix of the affordable housing will affordable housing by supporting a All affordable housing delivered through be agreed with the Council’s Housing scheme that would otherwise not be this policy should remain at an affordable Enabling Team, or equivalent, through viable, increasing the amount of affordable price for future eligible households, in the the development management process. housing in a scheme beyond the grant event of any sales or staircasing affecting Applicants are recommended to hold free position (up to a maximum of 45%), affordable housing unit(s) delivered early conversations with Housing Enabling increasing the proportion of larger family through Policy CP9 then an arrangement Team in order to agree the affordable units, assisting in the funding of older will be made to recycle the receipts/ housing provision and in particular the persons or supported housing or to subsidy for the provision of new alternative likely availability of public subsidy. improve the quality of the affordable affordable housing located elsewhere housing product on offer. In exceptional circumstances, where within Bath and North East Somerset. the applicant has demonstrated a Affordable Housing should be integrated scheme is not viable and this has been within a development and should not be independently validated, the Council distinguishable from market housing. may consider the use of alternative mechanisms to achieve the full affordable housing requirement.
Core Strategy Policy
DIAGRAM 20B GEOGRAPHIC TWO- WAY SPLIT FOR AFFORDABLE HOUSING (INDICATIVE) KEY 30% Target 40% Target District Boundary
© Crown copyright. All rights reserved (100023334) (2010)
142 357. Rural Affordable Housing Rural Exception Sites Occupancy of the development should Meeting local needs for affordable 354. remain for people with local connections POLICY RA4: housing locally The rural exceptions policy allows the to the parish in perpetuity. This includes release of land that would not normally residents of the parish or group of parishes, Rural Exception 352. be used for housing for development of The core policy on affordable housing individuals with strong local links such 100% affordable housing, on small sites and Sites outlines the percentage the Council is as those having family in the parish or where there is a demonstrated local need. As an exception to other policies of aiming for on affordable housing and the parishes, or who have lived there for a Robust housing needs surveys will be the Development Plan, residential site thresholds to which they apply across significant period or are employed in the required to demonstrate this local need. development of 100% affordable the District. area. Prioritisation of local connections will be agreed within individual S106 housing will be permitted 355. 353. provided that: Sites should be identified through a agreements and in accordance with This policy will apply to all market housing sequential approach which includes housing letting guidance. a it meets a demonstrated local need for developments across the District. Villages assessment of the economic, social and affordable housing which meet the criteria of Policy RA1 will 358. environmental impacts. Development benefit from this policy and sites will be In cases where the site identified through b the housing remains affordable in should be appropriate in scale and allocated through the Placemaking Plan. the sequential approach is financially perpetuity character to its surroundings. Beyond this, local need for affordable unviable, a small proportion of market housing will be appropriate only where c occupancy of the affordable housing housing across the rural areas will be 356. it can be demonstrated that the market would remain, as a first priority, for those primarily met through the rural exceptions It is the expectation that Parish Councils with demonstrated local connections policy. If there are rural buildings which will lead this process with support from the housing is required to subsidise the are no longer required for local food Council and its partners. affordable element. It is imperative that the d the development is in scale and production, there may also be opportunities majority of the scheme is affordable and keeping with the form and character of to convert them to affordable housing that the market units are only justifiable if its location under the Government’s emerging they facilitate the delivery of the affordable units. Developers will be required to e the development is well related to proposals for the ‘home on the farm’ community services and facilities scheme. Any development proposals provide a simple viability study which the coming forward under the Community Right Council can assess in order to establish A small proportion of market housing to Build are to be considered separately if and how much market housing is needed. will be appropriate only where it can from the rural exceptions policy. be demonstrated that the market housing is essential to cross-subsidise the affordable housing and that the site would be unviable without this cross- subsidy.
Core Strategy Policy
143 360. 361. 363. Housing and Facilities for In 2008, The Housing Learning and The Council recognises the need to deliver Extra Care housing is the generic term for the Elderly, People with Improvement Network (LIN) in partnership a new supply of age appropriate housing to purpose designed, self-contained housing with Communities and Local Government meet the changing needs of its population. for older and disabled people with care Other Supported Housing published More Choice, Greater Voice Much of this demand can be met through and support available on site 24 hours or Care Needs which accompanied the publication of the the existing supply and the provision of a day, promotes independent living and national Housing Strategy for Older People. good quality, well designed, adaptable new provides a real alternative to Residential 359. Bath & North East Somerset is facing a More Choice, Greater Voice highlighted homes. However, the Council has identified Care. People living in Extra Care hold the significant and increasing demand for the anticipated expansion of the older that there is a significant shortfall in housing tenancy or lease to their own home and housing and care to meet the needs of its population and made some best practice options for older and frailer people who are encouraged to live independent lives ageing population. The number of people recommendations for local authority have identified care needs, but who wish to with the benefit on site care, delivered of retirement age is predicted to increase planning and commissioning teams to remain independent in a home of their own. according to assessed and eligible develop alongside housing providers. need: the care is the only element of the by nearly 6,000 (18.3%) by 2021. The 362. The Housing LIN suggested that future service provided within the scheme that is most significant rate of growth in the local Data from the 2011 Census highlights that specialised accommodation for older regulated by the Care Quality Commission authority area’s population will be in the the majority of older people in the Bath people should be provided on a ratio of (CQC), which helps distinguish C3 use number of people aged 85 and above: this and North East Somerset area own their 170 units per 1,000 people aged 75. On this from C2 residential care homes where the is anticipated to have risen 23.9% by 2021. own homes and many of these people will basis, with reference to current population entirety of the scheme is regulated by the want a choice of housing options when projections, there will be a need for 479 CQC. their care or mobility needs increase. The units (flats/houses) of Extracare provision current supply of 150 Extra Care units is as well as 192 dementia specific Extracare found in the affordable housing sector, and units in B&NES by 2021. while this is making a valuable contribution to meeting current demand, the Council wishes to support the development of mixed tenure Extra Care in both Bath and the wider district. Delivering a range or tenure options for Extra Care will address this lack of choice.
144 364. 365. There are a number of different extra-care Many extra care facilities focus on the models currently available: however the continuum of care. Some provide a mixture key elements for the delivery of this service of sheltered and extra care provision on the are as follows: same site: others (the “care village” model) provide the full continuum of care ranging - Self-contained dwelling units that have from sheltered housing to nursing homes. been designed to meet the needs of Although these models are available in older and/or disabled people adjacent local authorities (Bristol, North - Communal facilities accessible to tenants/ Somerset), they have yet to be developed leaseholders in B&NES. Within B&NES an approach which fosters a home for life model, is - The provision of assistive technology to preferred, with support for people being monitor and minimise risks to tenants/ able to stay within their own home. leaseholders 366. - 24 hour, on site care available to a) meet Extracare in itself is not an affordable on-going and assessed needs and b) housing tenure but C3 Extracare respond in an emergency as appropriate proposals should meet the Core Strategy - Easy accessibility to key local facilities e.g. requirements of CP9 for the delivery of public transport, health centres, shops, affordable housing. pharmacy - High levels of Housing Management Support for tenants/leaseholders
145 b There is adequate (i) communal space • Plants, trees and the natural environment. (including cooking and dining areas) and (ii) POLICY H1: • High levels of energy efficiency, with garden/ outdoor space within the curtilage good ventilation to avoid overheating. Housing and of the property to meet the needs of the residents. National best practice standards • Flexible extra storage for belongings, Facilities for should be met relevant to the type of including bicycles and mobility scooters. development proposed, for example • Shared external areas such as “home development should, follow best practice the Elderly, zones” that give priority to pedestrians. identified by HAPPI 12, in particular the 10 People with elements critical to age-inclusive housing: When considering whether a proposal is C2 in use, the following criteria will be • Generous internal space standards. Other Supported considered, alongside other material • Plenty of natural light in the home and considerations: circulation spaces. Housing or • Built Form – scale, range of facilities and • Balconies and outdoor space, avoiding communal space Care Needs internal corridors and single-aspect flats. Housing and facilities for the elderly, • Tenure • Adaptability and “care aware” design people with other supported housing or • Provision of meals care needs, will be permitted, where: which is ready for emerging assistive technologies. • Allocation and eligibility criteria, including a The use is compatible with the locality the retention of C2 use in perpetuity • Circulation spaces that encourage and existing/future uses in the locality, and – the level of care catered for and the interaction and avoid an “institutional does not create potential conflicts with type of care contracted for as part of the feel”. existing uses (e.g. potential for visual and residence noise intrusion if in a city/town centre). • Shared facilities and community • Housing and support provider model – hubs where these are lacking in the including whether the facility is regulated neighbourhood. by the Care and Quality Commission, or successor/equivalent
Placemaking Plan Policy
146 Housing Mix The accommodation needs of older people will be addressed through the 367. POLICY CP10: applicaiton of Placemaking Plan Policy H1. This policy is aimed at ensuring that new residential development provides for a Housing Mix Delivery: range of housing types and needs, to help New housing development, both This policy will be implemented by the support mixed and inclusive communities market and affordable must provide development management process, and to respond to demographic change. for a variety of housing types and size to accommodate a range of different and delivered by private developers and households, including families, single affordable housing providers. people and low income households as The affordable housing policy will also evidenced by local needs assessments ensure that the Council can have an (e.g. B&NES Residential Review, 2007) active role in negotiating the mix of and the Strategic Housing Market housing provided, and seeks to have a Assessments or future evidence. flexible approach particularly to ensure The mix of housing should contribute to the delivery of family housing. providing choice in tenure and housing type, having regard to the existing mix of dwellings in the locality and the character and accessibility of the location. Housing developments will also need to contribute to the provision of homes that are suitable for the needs of older people, disabled people and those with other special needs (including supported housing projects), in a way that integrates all households into the community.
Core Strategy Policy
147 Houses in Multiple ii The HMO use is incompatible with the POLICY H2: character and amenity of established Occupation adjacent uses; 368. Houses in The HMO use significantly harms the A House in Multiple Occupation (HMO) is a iii amenity of adjoining residents through a house or flat which is occupied by three or Multiple loss of privacy, visual and noise intrusion; more unrelated people who share facilities such as a kitchen or bathroom. HMOs Occupation iv The HMO use creates a severe are an important part of the local housing District-wide a change of use from transport impact; market, particularly within Bath, providing residential (C3) to a large HMO (Sui The HMO use results in the affordable accommodation for student, v Generis use class) will require planning unacceptable loss of accommodation in a professionals and migrant workers among permission. In Bath, a change of use from locality, in terms of mix, size and type; others. residential to a small HMO (C4) will also vi The development prejudices the 369. require planning permission as there is a continued commercial use of ground/ The Council exerts greater planning City-wide Article 4 Direction in place. The lower floors. controls over HMOs in Bath, and in July following criteria will be considered when 2013 introduced a citywide Article 4 determining these applications: Direction to control the future growth i If the site is within Bath, and within an and geographic spread of HMOs, which area with an high concentration of existing operates together with Houses in Multiple HMO (as defined in the Houses in Multiple Occupation Supplementary Planning Occupation in Bath Supplementary Document. In response to the Article 4 Planning Document, or successor Direction, a change of use from residential document), further changes of use to to C4 HMO now requires planning HMO use will not be supported as they permission across Bath. will be contrary to supporting a balanced 370. community; Additional Licencing arrangements are also operated within specific parts of Bath which work alongside Mandatory Licencing to ensure that required management standards are met.
Placemaking Plan Policy
148 The delivery of self-build units will be Residential Use in Self-build & monitored against the demand for self-build Existing Buildings POLICY H3: Custom Build plots as demonstrated by the self-build register. In the context of actual delivery 371. Residential Uses 373. The sub-division of existing dwellings to National policy supports the principle of and once further regulations are issues form smaller units or flats is a common in Existing self-build. Councils have a duty to maintain by government the Council will consider way to increase the occupancy/density in a self-build register and to ‘have regard’ preparing a supplementary planning residential areas. In addition, the conversion Buildings to the register in carrying out planning document to clarify implementation of of non-residential buildings and the re-use and other functions. Councils also have the policy. There is also an opportunity to The sub-division of existing buildings will further address self-build provision through of buildings for residential use is also be permitted, unless: a duty to grant planning permission in supported, in that (where appropriate) this their adminstrative areas, for enough the review of the Plan. can boost local housing supply. i The residential use creates a severe serviced plots of land to meet the demand transport impact, (in a way that the for self-build and custom housebuilding. 372. existing use would not); Further regulations are anticipated to fully B&NES has a proactive approach in terms implement the legislation on self-build. All of bringing empty homes back into use, ii The development prejudices the references to self-build in the policy and Policy H4 sets out the circumstances in continued commercial use of ground/ supporting text mean self-build and custom which the sub-division of existing residential lower floors. housebuilding as defined by Section 9 of properties will be acceptable. iii It would lead to a form of sub-division the Housing and Planning Act 2016. that would harm the significance of a listed building. 374. The Council keeps a self-build register The re-use of existing empty homes and supports the principle of self-build in continuing residential use will be provision as part of development sites strongly supported. and also as part of rural exception sites for affordable housing and/or community land trust mechanisms. The Placemaking Plan therefore includes a policy to encourage self-build.
Placemaking Plan Policy 375. 149 Retention of Existing POLICY H5: POLICY H4: Housing Stock Self-build 376. Retention of The provision of self build housing The existing housing stock should Existing will be supported, and CIL will not be be protected from change of use, charged where the scheme meets the where possible, given the high Housing Stock exception criteria. demand for housing. However, there will be circumstances where Development which would result in Self-build housing will be supported change of use to non-residential the net loss of existing residential where the proposals are of sufficient use or to visitor accommodation accommodation will not be permitted design and sustainability merit, and uses (such as a hotel, guesthouse or unless, there are benefits that outweigh in line with other policies in the the provision of bed and breakfast) any harm, such as: Development Plan. could be acceptable where there i demonstrable and substantial is conservation or other benefits conservation benefits that outweigh the loss of a single dwelling. ii demonstrable and substantial economic, social or environmental benefits iii benefits in terms of providing visitor accommodation
Placemaking Plan Policy Placemaking Plan Policy
150 380. - The Canal & River Trust mooring 382. Moorings The NPPF encourages local planning strategies, policies and legal constraints. In order to address these and other river 377. authorities to deliver a wide choice of high related issues, the Strategic River Group1 is - How issues around Green Belt, riverside The district’s rivers, canals and other quality homes, widen opportunities for coordinating the development and delivery environment (wildlife, leisure, recreation), watercourses make an important home ownership and create sustainable, of a Water Space Study (WSS) to identify riparian owners, footpaths, access, contribution to the character of the inclusive and mixed communities. It is opportunities to restore and rejuvenate the Environment Agency’s operational countryside and urban areas and are recognised that houseboats contribute river/canal landscape for the people who requirements impact on mooring. often of great wildlife importance and to increasing diversity of homes within live on and use the river and canal, the interest supporting increasingly rare the District. The Core Strategy aims to - Recognition that waterways are a form environment and the local economy. River water-dependent habitats. In recent years deliver new development in sustainable of strategic and local infrastructure safety, development, flooding, biodiversity, there has been a substantial increase in locations and it is accepted that the same performing multiple functions, such public health and recreation will also boat traffic and pressure for permanent principle should be applied to proposals for as sustainable transport, open space, play a key role in what services the river residential moorings along the river and residential and other moorings. land drainage and water supply, flood corridor and canal network could provide. canal corridor within the District. alleviation. It is also important that work on the river 381. and canal is integrated with B&NES other 378. The Council is therefore aware there is a - The impact individual and cumulative policies, such as tourism, education, social There appears to have been an increase in gap in its understanding with regards to the development alongside canal/river care, health, economic wellbeing and the numbers of people opting to become current needs and demands of the river/ may have on mooring, how this may be ‘housing’. It is anticipated that this work to boat dwellers over recent years, this is canal network and a need to improve the mitigated addressed. collect adequate data and evidence will be potentially due to the lack of available evidence base on boaters, particularly - Issues surrounding an established use i.e. completed by the March 2017. affordable housing in certain areas, lifestyle their needs, numbers and the factors that where mooring has been in existence for choice and also an increase in boat related contribute to unauthorised mooring, so that a number of years tourism. responses can be tailored and based on informed decisions. Key factors to consider 379. There are approximately 633 boats on and establish include: the water network in Bath and North East - Whether there is a demonstrable Somerset. need and/or demand for the additional moorings - The role the planning system can play in providing for boat dwellers
151 383. 384. 385. Except for those stretches of the river In many cases moorings will not need Policy H6 guides proposals to the most and canal which run through the built up planning permission. However, physical sustainable locations where there is area of Bath the river and canal lie within development required to create a mooring easy access to necessary services and the Green Belt and hence the controls of will require planning permission and facilities. The Canal & River Trust has also Green Belt policy will apply. The NPPF is Policy H6 sets out the circumstances in published guidance for the development clear that inappropriate development within which planning applications for moorings of new residential mooring sites to assist the Green Belt is, by definition, harmful and will be acceptable. The NPPF and local both developers and local authorities should not be approved except in very planning policies also seek to conserve in considering residential mooring site special circumstances. Substantial weight and enhance the natural and local applications. should be given to any harm to the Green environment. Any planning application for Belt. As moorings are not recognised as development affecting a waterway will be appropriate development in the Green assessed to ensure that the proposed use Belt by national policy, applications for of land or development is appropriate and residential and other moorings outside whether opportunities for enhancing the the urban areas and within the Green Belt amenities of the waterways have been will have to demonstrate ‘very special fully recognised. There are a number of circumstances’. other policies in addition to Policy H6 which will be applicable to the conservation and use of the waterways as indicated in the diagram below.
1 Partnership led group providing an overview to all issues/projects along the river corridor in Bath & North East Somerset 152 386. - Policies for Moorings along the Banks 5 there is no adverse impact on the The following documents can be used to of our Canals and Rivers (2009): https:// amenity, recreation, heritage and POLICY H6: inform proposals: canalrivertrust.org.uk/media/library/1127. biodiversity interests of the waterway pdf Moorings and its banks, landscape character which - B&NES Water Space Study (under Development involving new and cannot be succsessfully mitigated preparation, anticipated completion March 2017. additional moorings will be permitted 6 they provide adequate pedestrian and provided they are located outside the service vehicle access including access - Residential Use of Inland Waterways Green Belt and satisfy the following for emergency services (2011): Association of Inland Navigation requirements: Authorities: http://www.aina.org.uk/docs/ 7 provision of safe access and egress AINA%20Residential%20Use%20of%20 1 they have good access to services during a flood and facilities (including shops, schools Waterways%20Advisory%20Doc%20 and health facilities), employment 8 opportunities to enhance the amenities Feb%202011.pdf of the waterways are maximised opportunities and to public transport and - Guidance for Development of New other sustainable transport links Residential Mooring Sites (England & 2 there is no conflict with the navigation Wales), 2011: https://canalrivertrust.org.uk/ authority or the Environment Agency’s media/library/1544.pdf operational requirements 3 adequate servicing and facilities for sewage and rubbish are available or can be provided 4 there is no negative impact on navigational safety
Placemaking Plan Policy
153 Accessibility Affordable Housing Standards POLICY H7: Redevelopment Schemes POLICY H8: 387. Housing 389. Affordable Local Authorities have the opportunity Where areas of social housing are to be to apply optional technical accessibility Accessibility redeveloped, including large estates or Housing standards in relation to wheelchair Accessibility standards for Affordable smaller areas managed or owned by accessibility and level access/adaptability Housing will be applied in accordance Residential Social Landlords it is proposed Regeneration of buildings, where they can demonstrate with the Council’s Planning Obligations that Policy H8 below will apply. This policy evidence of need and accommodate Supplementary Planning Document, or aims to protect against the net loss of Schemes viability impacts. The standards are successor guidance. much needed affordable housing stock, There is a general presumption to applied through Building Regulations but while also allowing for enhancements support the redevelopment of social For market housing, dwellings should are introduced via local planning policies. to the housing stock through necessary housing where the following criteria can have enhanced accessibility standards Where there are existing local standards in regeneration. be demonstrated to be met: place a “passport” approach is applied and and should meet the optional technical the national optional technical standards standard 4(2) in the Building Regulations i The physical condition of the housing can be applied as an equivalent. As B&NES Approved Document M. stock is poor (i.e. the dwellings are already applied a local standard via its substandard, or demonstrably not fit for Planning Obligations SPD for Affordable purpose in the short-medium term or Housing – which includes a requirement for similar); and/or 10% wheelchair accessible dwellings and ii There is a site specific socio-economic a requirement for ground floor accessed justification for re-development led residential properties to have access regeneration, considered alongside thresholds of a minimum gradient – the alternative options for re-modelling or national standard will be applied in these refurbishment; circumstances. iii If there is a loss of amenity space, 388. policy LCR5 should be met. The current evidence in the housing Accessibility Standards Needs Assessment Where the principle of redevelopment is shows that during the Plan period the accepted, there is a presumption against newly arising demand for housing meeting the net loss of affordable housing, enhanced accessibility standards equates subject to viability considerations and to around 19% of all new market housing to other social balance considerations. be provided. A guidance note to support the operation of Policy H7 has been prepared.
Placemaking Plan Policy Placemaking Plan Policy
154 391. 392. Gypsies, Travellers & Planning Policy for Traveller Sites states The NPPF establishes a presumption Travelling Showpeople that Traveller sites should be guided against inappropriate development towards making effective use of previously in the Green Belt unless very special 390. In March 2012 the Government published developed, untidy or derelict land. It also circumstances can be demonstrated and ‘Planning Policy for Traveller Sites’, states that development in the open the harm caused can be outweighed by alongside the NPPF, which seeks to align countryside away from existing settlements other considerations. Planning Policy for planning policy for Travellers with housing. or outside areas allocated in the Traveller Sites reiterates that sites in the This requires the Council to demonstrate development plan should be strictly limited. Green Belt are inappropriate development. a five year supply of deliverable sites It does recognise, however, that some rural However, if exceptional circumstances and a further five and where possible, areas may be suitable for traveller’s sites exist, an allocation can be made in a DPD ten year supply of developable sites. providing the scale of these sites does not by removing land from the Green Belt. The Council has undertaken a refreshed dominate the nearest settled community The criteria in Policy CP11 will be used assessment of need which updates the and avoid placing an undue pressure on to guide the identification of suitable West of England Gypsy and Traveller local infrastructure. Any proposed sites sites for allocation in the relevant DPD Accommodation Assessment (GTAA) inside settlement boundaries would be and to identify sites to respond to future undertaken in 2007 for the Bath & North considered against policies applying accommodation needs when assessed. East Somerset area. This establishes generally to residential development. These criteria will also be used when the level of need for five, ten and fifteen Provision is more likely to be made outside considering planning applications that may year supply of sites in accordance with such boundaries and will be guided by happen before the DPDs are prepared or Planning Policy for Traveller Sites. Most Policy CP11. in addition to sites being allocated. of the need is from households on unauthorised sites and is therefore an immediate need. From the evidence in the GTAA, there is an immediate need for 24 pitches for Gypsies and Travellers and a further 4 pitches between 2017 and 2027 and 5 transit pitches, and an immediate need for 40 Travelling Showmen’s plots. The Council will identify sites to meet these needs in the Gypsy and Traveller Development Plan Document. Planning Policy for Traveller Sites clarifies that for a site to be considered deliverable it must be available now and offer a suitable location for development now, and be achievable and viable with a realistic prospect it can be delivered within five years.
155 c the site is large enough to allow for i the site does not lie within the Green POLICY CP11 adequate space for on-site facilities and Belt unless there are exceptional amenities including play provision, parking circumstances to justify making an Gypsies, and manoeuvring, as well as any live/work allocation by removing land from the pitches if required to enable traditional Green Belt or, for a planning application Travellers & lifestyles on unallocated land, that very special circumstances exist. d the site is well-designed and well- Travelling landscaped and has no unacceptable Delivery: adverse impact on the character and Delivery will be through the Development Showpeople appearance of the surrounding area The following criteria will be used to Management process. Sites will be guide the identification and allocation e adequate services including utilities, identified through the Gypsies and of suitable, available and deliverable or foul and surface water and waste disposal Travellers DPD to meet identified developable sites in a Development Plan can be provided as well as any necessary accommodation needs for the Plan period. Document to respond to the established pollution control measures accommodation needs of Gypsies, f there is no unacceptable impact on Travellers and Travelling Showpeople the amenities, health and well-being of for the Plan period. Sites for Gypsies, occupiers of the site or on neighbouring Travellers and Travelling Showpeople occupiers as a result of the development accommodation will be allocated and planning applications permitted taking into g the site should avoid areas at high risk of account the following factors: flooding and have no adverse impact on protected habitats and species, nationally a the site is suitably located to allow recognised designations, landscape access to local community services designations and heritage assets and their and facilities, including shops, schools settings and natural resources and health facilities, and employment opportunities h the scale of the development does not dominate the nearest settled community b satisfactory means of access can nor place undue pressure on the local be provided and the existing highway infrastructure network is adequate to service the site
Core Strategy Policy
156 MEETING LOCAL COMMUNITY AND RECREATIONAL NEEDS 393. Policy aims The Council needs to continue planning Safeguarding Local - Promote healthy lifestyles through positively to meet needs for social, POLICY LCR1: encouraging the appropriate location Community Facilities recreational, cultural facilities and services. outdoor and indoor facilities 395. Safeguarding Successful community facilities and Land and buildings in community use services are integral to the vibrancy of - Safeguard against the loss of community are a valuable local resource. Displacing Local communities across the District. Good and sports facilities, unless it can be them by redevelopment or change of use community facilities provide opportunities demonstrated that they are no longer makes it far more difficult to return them Community for interaction between people, to get needed by the community they serve and to community use. This could mean that involved in activities and to have increased are not needed for any other community future requirements for community use may Facilities accessibility to basic services. This benefits or recreational use lead to pressure to develop facilities on the social prosperity of communities Development involving the loss of land - Encourage participation in community, and greenfield land in less accessible locations. across the District, whilst providing knock and/or building(s) valued as a community cultural facilities by ensuring that these are This would be contrary to Government on benefits for health and well-being, facility will only be permitted provided: well-located and accessible policy which places importance on sustainability and the economy. guarding against the unnecessary loss of 1 there is adequate existing local - Encourage flexible use of community and 394. valued facilities and services. provision of facilities of equivalent recreational facilities and venues and co- National planning policy also stresses the community value; or location of services 396. importance of retaining existing community Whilst a Local Plan can seek to prevent the 2 alternative facilities of equivalent local facilities and planning positively for the loss of existing sites and premises from community value will be provided in the provision and use of shared space, community use, it cannot ensure that any locality; or community facilities and other local particular facility continues to be made 3 the proposed loss is an integral part services. Community facilities are those available to the public or any particular that provide for the health and wellbeing, of changes by a public service provider service continues to be provided. Within which will improve the overall quality spiritual, educational, recreational, leisure this context Policy LCR1 seeks to safeguard and cultural needs of the community. or accessibility of public services in the against the loss of valued community locality. facilities.
Placemaking Plan Policy
158 Community Facilities in Rural Areas POLICY RA3: 397. Community Community services are critical to the sustainable functioning of the rural areas Facilities and should be supported. This is the Proposals for the development of case across all villages and not just those community facilities will be acceptable identified as currently meeting the criteria of within and adjoining all villages, provided Policy RA1. There are a number of villages that they are of a scale and character that play an important role in providing appropriate to the village and meet services and facilities for their residents the needs of the parish and adjoining and sometimes surrounding communities. parishes It is vital that these facilities are maintained and enhanced wherever possible. Existing village shops will be supported with a presumption for retaining them in community use. Proposals for new shops and facilities that benefit the community will be supported through partnership working. 398. Main centres both within and adjoining the District will continue to fulfil needs for comparison retail, a wider range of facilities, community leisure and cultural activities.
Core Strategy Policy
159 400. 401. Public Houses The Localism Act 2011 also makes Policy LCR1A sets out the circumstances 399. provisions for communities to nominate in which the loss of a public house POLICY LCR1A: It is recognised that public houses play an important assets to be listed as assets to another use might be considered important role as a community resource, of community value (ACVs). This places acceptable. Applicants will be expected to Public Houses particularly in rural areas and local centres. a six-month moratorium on sale or provide evidence that they have actively The change of use of a public house They are also often used as a venue for redevelopment and gives the community marketed the premises as a public house which would result in the loss of a valued social activities, offering a range of diverse group in question the chance to raise for at least six months through appropriate community facility (through demolition, services including libraries, childcare, the capital and put together a bid to buy websites and publications and submit a redevelopment or change of use) will meeting spaces for community groups, and the asset. Guidance is available from the feasibility study and financial appraisal not be permitted unless: shops. Loss of this resource and associated government on the ways in which local to demonstrate that redevelopment or 1 it can be proven that the operation buildings can have a detrimental impact on authorities can support the Community right change of use of a public house is not of a public house serving the local both the economy of the settlement and to bid in their area. A Ministerial Statement economically viable. community is not economically viable the social well-being of the community. The issued in January 2015 announced that and the premises have been effectively NPPF also acknowledges that pubs are where a pubic house is designated an marketed for a consistent minimum valued facilities and that Local Authorities ACV it will lose its permitted development period of six months as a public house should guard against their unnecessary rights for the change of use or demolition for a price commensurate with the loss. of those pubs that communities have current market price for this use in the identified as providing the most community locality without success; or benefit and mean that a planning application will be required for the change 2 the development or change of of use or demolition of a public house. This use would result in the provision of came into force on 6th April 2015 through alternative facilities of equivalent or the Town and Country Planning (General greater benefit to the local community. Permitted Development) (Amendment) England Order 2015.
Placemaking Plan Policy
160 404. New or Replacement New community facilities or extensions Community Facilities to existing facilities outside the scope of POLICY LCR2: Policy RA3 and Policy CR4 which meet 402. New or The Core Strategy seeks to ensure that the current and future needs of the local adequate and accessible provision is community will be supported provided Replacement made for the recreation, leisure and they are in easily accessible locations and cultural needs of both existing and future the land and/or building has the capacity Community communities in Bath and North East to accommodate more than one use or Somerset. It stresses that ‘successful activity. Facilities community facilities and services will be 405. 1 Outside the scope Policy RA3 and integral to the vibrancy of communities Where there is a need to provide for Policy CR4, development of new or across the district’. It makes the link community facilities in association with new replacement community facilities will between providing good community development proposals – for instance, be permitted provided the proposal is facilities and opportunities for people to where the scale of the development gives within or well related to the settlement, meet and integrate, to get involved in rise to new community, educational or or in the case of existing facilities outside activities and increased access to services. health care needs requiring additional such settlements, they are well related provision or enhancement of existing 403. to existing buildings and accessible by Core Strategy Policy RA3 already supports provision or the replacement of the sustainable transport modes. the development of community facilities displaced existing facilities – the developer 2 Where the existing local provision of within and adjoining the rural settlements will be expected to make provision directly related in scale and kind to the need community facilities is inadequate to provided that they are of a scale and meet projected needs arising from new character appropriate to the village generated by the development. This can either be in the form of direct provision by development additional provision will be and meet the needs of the parish and sought to meet any identified shortfall. adjoining parishes. Policy LCR2 supports the developer or where this is not possible or appropriate, financial contributions will This provision may be in the form of the provision of new community facilities in on-site provision or the enhancement/ accessible and sustainable locations. be sought through the use of planning obligations improved access to existing facilities.
Placemaking Plan Policy
161 as elements of mixed use development Building for Schools on other significant sites proposed to be 406. allocated within the central area and river POLICY LCR3: Land Safeguarded for The NPPF places emphasis on ensuring corridor would require an additional primary that there is a sufficient choice of school school. This school should ideally be Primary School Use places available to meet the needs of provided within this part of the city. Land defined on the Policies Map is safeguarded for primary educational purposes. existing and new communities. It goes on to 409. state that local planning authorities should Oldfield Park Junior, Claude Avenue, 0.21 ha. for future expansion. Policy LCR3 safeguards land for primary 1 take ‘a proactive positive and collaborative Bath approach to meeting this requirement, and school use to provide for future identified 2 St Saviour’s Primary, Bath 0.1 ha. for extension to development that would widen choice educational needs. This will provide in education.’ It places much importance certainty in terms of land-use; reassurance to the schools concerns and indicates on ‘the need to create, expand and alter 3 St Keyna Primary, Keynsham 0.65 ha for expansion schools.’ Council’s commitment to developing these sites. LCR3 (5) Land at Silver Street Safeguarding Land for Primary School (Midsomer Norton) is safeguarded for 4 Welton Primary, Midsomer Norton 1.1 ha. for extension. Expansion Norton Hill School, following the approval by the Education Funding Agency for 407. 5 Land at Silver Street, Norton Hill, 4.7 ha. to facilitate primary school The Council has always recognised the primary school provision managed by Midsomer Norton provision need to ensure sufficient land is allocated Norton Hill School. This new primary school to allow primary schools to develop and (630 places) will serve Midsomer Norton and surrounding areas. The safeguarded expand where such a need has been 6 St. Mary’s Primary, Writhlington 1.0 ha. for playing field. identified. Primary school reservations land could facilitate Norton Hill School to listed in previous Local Plans have been make more efficient use of their existing site for example by relocating playing reviewed by Children’s Services and any 7 Camerton Primary 0.6 ha. for extension changes are reflected in the list below. pitches to the land at Silver Street to This now includes the land adjoining St facilitate provision of the primary school. Keyna Primary School in Keynsham which However, should a primary school be 8 Clutton Primary 0.6 ha. for extension. will be safeguarded for future school implemented and opened elsewhere to expansion to enable a degree of flexibility meet the needs of primary education of in accommodating the future primary Midsomer Norton and surrounding areas 9 East Harptree Primary 0.25 ha. for playing field. the safeguarded land will no longer be education needs envisaged in the town 10 Freshford Primary 0.3 ha. for playing field. arising from indigenous population growth needed. 11 Marksbury Primary 0.8 ha. for site extension. and the significant new development proposals. 12 Shoscombe Primary 0.4 ha. for extension. 408. In Bath an additional primary school is being provided as a result of the need generated by and as part of the Crest element of the Bath Western Riverside development. Additional homes built in the Placemaking Plan Policy remainder of Bath Western Riverside and 162 411. 412. Primary School In order for sites for residential Policy LCR3A will ensure that residential Capacity development to be allocated and development will only be allowed where POLICY LCR3A: for housing to be delivered at these the primary school has sufficient capacity 410. Primary School Some primary schools in rural areas are at villages the school must have capacity to (or ability to expand) to accommodate the or reaching capacity so there is a need to accommodate the education needs of the primary education needs of the existing existing population and those arising from population and those arising from the Capacity consider the cumulative impact on nearby Residential development will only be primary schools of allowing successive the development or the ability to expand. proposed development. Decisions should This would ensure the benefits of securing also be guided by the statutory guidance acceptable where there is a school even small-scale windfall residential within a reasonable distance* that has schemes. This means that some villages, and maintaining balanced and more self- for local authorities, ‘Home to school travel contained communities and reduce the and transport guidance’ which provides sufficient spare capacity or is able to be whilst meeting the RA1 criteria (one of expanded to create additional capacity which is presence of a primary school), need to travel are realised. information on statutory walking distances and safe routes to accommodate the pupil needs arising may have primary schools which do not from the development. have the capacity to meet the pupil needs arising from even small-scale windfall *as determined by Department of developments. This also has implications Education’s ‘Home to school travel and for the RA2 settlements which also rely on transport guidance – statutory guidance rural primary schools in the larger villages to for local authorities’ and successor accommodate the pupil needs arising from guidance. new housing development.
Placemaking Plan Policy
163 415. Safeguarding Land The cemetery at Durley Hill, Keynsham is for Cemeteries estimated to meet demand up to around POLICY LCR4: 2024. Keynsham Town Council has agreed 413. Safeguarding The Council owns and manages the to consider looking for additional land for a Haycombe Cemetery, on the edge of cemetery in Keynsham from 2017 onwards Land for Bath, and Harptree Cemetery and is to plan for the long term. responsible for the maintenance for 30 416. Cemeteries closed cemeteries. Others are owned and Haycombe and the Durley Hill cemeteries Land as defined on the Policies Map managed by the Town and Parish Councils are both in the Green Belt. The NPPF will be safeguarded for extensions to or Parochial Church Councils. confirms that provision for cemeteries cemeteries at Haycombe, Bath and in the Green Belt is not inappropriate 414. Ashgrove Cemetery, Eckweek Lane, Land has been safeguarded in the previous development providing it preserves the Peasedown St John. Local Plan for the extensions to cemeteries openness of the Green Belt and does not identified to ensure future needs are met conflict with the purposes of including land at Haycombe Cemetery and the cemetery within it. at Eckweek Lane. As these are not yet implemented and this land is still required, Policy LCR4 will continue to safeguard this land to ensure future needs are met and continue to define these areas on the Policies Map.
Placemaking Plan Policy
164 419. 421. 423. Safeguarding Existing Active Lifestyles is about increasing The NPPF sets out the national planning Policy LCR5 safeguards against the loss of Sport & Recreational opportunities and participation for everyday policy on safeguarding open spaces and recreational space, land and buildings used activity, sport and recreation and preventing sport and recreation facilities. It stresses for sport and recreation as shown on the Facilities as well as treating ill health for all ages and the importance of having access to high Policies Map 417. abilities across the locality. The Council is quality open spaces and opportunities for Sport plays a key role in the culture of Bath seeking to develop and support activities sport and recreation making an important & North East Somerset, with Bath Rugby that start where people are, are fun and contribution to health and well-being of and Bath City Football clubs prominent sociable and help to build and strengthen communities. forces in the city and the world class communities. training facilities and athletes resident at the 422. University of Bath. There is a strong culture 420. It expects planning policies to be of sports clubs in the area with well above The recreational and amenity value of underpinned by up-to-date assessment average membership levels and a large school playing fields and other playing of the needs for open space, sport and volunteer workforce providing a myriad of fields is considered particularly important recreation facilities and opportunities for sporting and physical activity opportunities. and the community use of school playing new provision. Only then will it become fields should be encouraged. When not clear whether there are open spaces, 418. required for their original purpose, these buildings or land that are genuinely surplus The Fit for Life Strategy (2014) sets out recreational assets may be able to meet to requirements and even then their the Council’s ambitions for improving the need for recreational land in the wider contribution to Green Infrastructure will health and wellbeing and reducing community. need to considered before it is declared health inequalities in Bath and North East truly surplus. The Green Space Strategy Somerset through increasing physical (2015) will help inform such decisions. It activity levels. It seeks to find ways to make was carried out in-line with the NPPF and physical activity more central to people’s includes a robust assessment of needs and lives and increase participation in Sport and deficiencies in open spaces. Active Lifestyles.
165 3 suitable replacement facilities of at least POLICY LCR5: equivalent quality, quantity and community value are provided in locations accessible Safeguarding by sustainable transport modes; or 4 the proposed development is for an Existing Sport & indoor or outdoor sports facility with at least equal benefit to the development of Recreational sport and community access to sport to outweigh the loss of the existing or former Facilities recreational use, and Development involving the loss of open space (amenity green space, parks and 5 in the case of open space, it recreation grounds, outdoor sports space, is not critical component of eco/ outdoor sports space, play space for green infrastructure network and children and youth, accessible natural any redevelopment improves habitat green space), land and buildings of value connectivity. for sports and recreation as shown on the Policies Map, will only be permitted provided it can be demonstrated: 1 is a surplus of similar facilities in the area and that the loss would not adversely affect the existing and potential recreational needs of the local population, making allowance for the likely demand generated by allocations in this area; or 2 the proposed development only affects land which is incapable of being used for sport and recreation; or
Placemaking Plan Policy
166 426. 428. - The Built Facilities Strategy which reviews New and Replacement The information from the assessment of Detailed maps and analysis are provided supply and demand data for swimming Sports and local needs and the audit of provision within Part 2 of the Green Space Strategy pools, sports halls and fitness suites within has been used to develop standards (Area Profiles for Bath, Bathavon, the Bath and North East Somerset area. Recreational Facilities of provision for open space, sports and Keynsham, Chew Valley and Somer Valley). It makes use of Sport England’s Facilities 424. recreation facilities. The standards have The key findings are summarised below: Planning Model and was developed in The NPPF highlights the importance of three aspects: Quantity, Access and Quality partnership with Sport England. - There is insufficient supply of youth play having access to high quality open spaces the following typologies are those where space across all area profiles; 430. and providing opportunities for sport and standards have been developed: Policy LCR6 sets out the parameters within recreation. Also necessary are planning - There is insufficient supply of parks and Allotments which proposals for new or replacement policies and up-to-date assessments of recreation grounds across all area profiles sport or recreational facilities will be the needs for open space, sports and Amenity Green Space with the exception of Bathavon, which acceptable and to ensure that a satisfactory recreation. These identify specific needs is the area with sufficient supply of most Park and Recreation Grounds: level of new facilities or contributions and quantitative or qualitative deficits open space typologies (with the exception towards the upgrade of existing facilities, or surpluses of open space, sports and - Outdoor sports space (Pitches) of youth and children’s play space); recreational facilities in the local area. including open space, is secured. All new - Outdoor Sports Space (Fixed) - All area profiles have a deficiency in at residential development will be required 425. least two open space typologies to contribute to the provision of additional Outdoor Sports Space (Private) The Green Space Strategy has been sport and recreational facilities to a level 429. reviewed against the NPPF requirements Play Space (Children) at least commensurate with the additional Two other key documents which will help as highlighted above. To reflect and meet population generated by that development, Play Space (Youth) inform decisions are: the obligations of the national policy for and in accordance with the standards in open space provision, the adoption of this Accessible Natural Green Space - The Playing Pitch Strategy (currently the Green Space Strategy which provides document and the strategic framework it under preparation and will replace the detail on how the prescribed standards 427. provides will enable a consistent policy current version) follows Sport England’s should be applied. Policy LCR9 (at the The standards associated with each of approach for open space planning and new framework and covers both natural end of this chapter) deals with the level of these typologies are set out in the Green investment to be applied across the District, and artificial grass pitches and is being provision for allotments required for new Space Strategy. They have been used to ensuring that opportunities are not missed. developed with Sport England, the development identify existing deficiencies or surplus In addition, as a strategic open space Football Association, the England and in the quantity, access and quality of framework, this document can, by setting Wales Cricket Board, The Rugby Football facilities across the District. Community out local open space intentions, provide Union, the England Hockey Board and the Growing Spaces, Historic Parks and a single point of reference to evidence Lawn Tennis Association. The document Gardens, Churchyards and Cemeteries conformity with existing and emerging seeks to ensure that there is a good and Education have been mapped but national policies. supply of quality playing pitches and standards have not been developed for playing fields to meet the needs of the these typologies. local community.
167 431. b the re-use or adaptation of existing Further information: POLICY LCR6: buildings is not practical or viable, and they are of a scale appropriate to the - ‘Fit for Life’ Strategy 2014–2019 location and recreational use; and New and - Green Space Strategy 2015–2029 c if an ancillary facility is proposed, it is - Playing Pitch Strategy Replacement well-related to the attraction it serves. - Sport England’s Planning for Sport: web 3 In all cases: Sports and based resource a the proposal would not give rise - Design and Cost Guidance pages of the Recreational to significant adverse environmental Sport England website conditions including the impact of air, Facilities noise, water quality and light pollution and 1 New or replacement sport and be detrimental to public safety and the recreational facilities, or improvements amenities of local residents; and and extensions to existing facilities, will be permitted within or adjoining a town or b vehicle access and on-site vehicle settlement, provided: parking would be provided to an appropriate standard; and a it complements the existing pattern of recreational facilities c adequate access to and between the facilities would be provided for people b it is accessible by sustainable transport with disabilities. modes Where new development generates a 2 New or replacement sport or need for additional recreational open recreational facilities elsewhere will only space and facilities which cannot be be permitted where: met on-site or by existing provision, a the proposal, either by itself or together the developer will be required to with other existing and/or proposed either provide for, or to contribute to recreational facilities, does not have the provision of accessible sport and an unacceptable impact on landscape recreational open space and/or facilities character or areas of ecological interest; to meet the need arising from the new and development in accordance with the standards set out in the Green Space Strategy, and Planning Obligations SPD or successor documents
Placemaking Plan Policy
168 433. Local Green Spaces The Planning Practice Guidance (PPG) 432. also suggests that if the land is already POLICY LCR6A: In addition to allocating development sites protected by designations such as an the NPPF encourages local communities Area of Outstanding Natural Beauty, Site Local Green to identify green areas of particular of Special Scientific Interest, Scheduled importance to them for special protection. Monument or Conservation Area, then Spaces The identified areas can be designated consideration should be given to whether 1 Development that would conflict as Local Green Spaces through either any additional local benefit would be with the reasons that the local green a Local Plan or a Neighbourhood Plan. gained by designation as Local Green space has been demonstrated to be Once designated these open spaces will Space. The green area does not need to special to the local community and not be developed except in very special be in public ownership. holds a particular local significance; and circumstances. In putting land forward prejudice its role as Local Green Space for designation as a Local Green Space 434. will not be permitted unless very special local communities need to be able to Local Green Space, once designated, circumstances are demonstrated. demonstrate that the land in question will be subject to similar development restrictions as the Green Belt. Because of 2 Local Green Spaces are defined on meets all of the following criteria (as the Policies Map and additional areas stipulated by the NPPF): this the Council would not normally expect Local Green Space to be designated within may also be designated as Local Green - Where the green space is in reasonably the Green Belt. All Local Green Spaces Space in Neighbourhood Plans close proximity to the community it serves. that meet the above criteria are shown on - Where the green area is demonstrably the Policies Map and protected by Policy special to a local community and LCR6A. The reasons for the designation holds a particular local significance, for of each Local Green Space shown on the example for reasons of its beauty, historic Policies Map is set out in the Local Green significance, recreational value (including Space Recommendations Report (October as a playing field), tranquillity or richness of 2015) which can be used in conjunction its wildlife. with Policy LCR6A to help inform the application of the policy. - Where the green area concerned is local in character and is not an extensive tract of land.
Placemaking Plan Policy
169 437. Recreational Proposals for additional facilities will always Development need to be considered carefully, particularly POLICY LCR7: in the context of Green Belt, landscape, Proposals Affecting ecological and other recreational policies, Recreational Waterways as well as taking into account the impact of traffic and parking on these sensitive Development 435. Overland water resources (such as rivers, environmental locations. Proposals canals, lakes and reservoirs) form a 438. constituent part of open space as defined Policy LCR7 sets out the circumstances in Affecting by the NPPF and can offer important which recreational development affecting opportunities for sport and recreation. In waterways would be acceptable Waterways Bath and North East Somerset the River Development proposals for the Avon and the Kennet and Avon Canal, recreational use of waterways and water together with the Chew Valley and Blagdon areas will be permitted provided: Lakes, provide important resources for recreational uses. 1 there is an overriding need for a waterside location 436. Recreational development proposals 2 they are compatible with established should be carefully controlled to avoid the recreational activities gradual erosion of the inherent character 3 they would not have an unacceptable of the River, Canal and Lakes and their impact on landscape character, nature immediate environment and are either conservation interests, amenity value of within the Green Belt and/or the AONBs. the area, safety or the highway interests 4 they would not have a detrimental impact on water quality and supply In the case of development in the Green Belt, proposals should be consistent with national Green Belt policy and not harm the openness of the Green Belt
Placemaking Plan Policy
170 441. Telecommunications Some telecommunications development is Development permitted development under the GPDO. POLICY LCR7A: Telecommunications operators wishing 439. Telecommunica- Mobile communications and the internet to carry out some types of permitted are now an essential part of everyday life: development will require prior approval tions for business operations and individual on matters relating to the siting and lifestyles. With the growth of services such appearance of the development. Development as mobile internet access, demand for 442. Proposals for telecommunications new telecommunications infrastructure is Policy LCR7A sets detailed parameters development will be permitted provided: continuing to grow. The Council supports within which development requiring this expansion but will expect any harmful planning permission or prior approval 1 the siting and appearance of the environmental impacts to be minimised. will be permitted. When considering proposed apparatus and associated applications for telecommunications structures minimises impact on the visual 440. development, the Council will have amenity, character or appearance of The NPPF advises that in preparing a Local surrounding area Plan, local planning authorities should: regard to the operational requirements of telecommunications networks and the 2 if on a building, apparatus and - support the expansion of electronic technical limitations of the technology associated structures are sited and communications networks, including designed in such a way that minimises telecommunications and high speed impact on the external appearance of broadband the host building - aim to keep the numbers of radio and 3 in the case of a new mast, it can be telecommunications masts and the demonstrated that the possibility of sites for such installations to a minimum erecting apparatus on existing buildings, consistent with the efficient operation of masts or other structures has been fully the network explored - ensure existing masts, buildings and 4 development does not have an other structures are used, unless the unacceptable effect on areas of need for a new site has been justified. ecological, landscape or the District’s Where new sites are required, equipment heritage assets such as the Bath World should be sympathetically designed and Heritage Site. camouflaged where appropriate.
Placemaking Plan Policy
171 the value of the local economy by £1 billion District. The expectation is that even where Broadband by 2029 and increase creative industry/ such infrastructure is not readily available 443. ICT employment by 20%. It will also make provision is made for local infrastructure The NPPF recognises the importance of people’s leisure time more enjoyable, make to enable connection when the strategic infrastructure in delivering sustainable it easier for residents to work from home, connections are put in place. This policy economic growth, and states that ‘the and also quicker connect to local public approach will complement Core Strategy development of high speed broadband services. Policy CP13 which requires that new technology and other communications developments are supported by the 446. networks also plays a vital role in enhancing timely delivery of infrastructure. Clearly From 2017 EU Legislation will specify the provision of local community facilities not proposals will be expected to make that new build and major renovations of and services’ and that ‘local planning provision for broadband infrastructure buildings will need to be high speed ready, authorities should support the expansion (e.g. garage proposals). A ‘connectivity however, exemptions will be allowed of electronic communications networks, statement’ will help to demonstrate how the for historic buildings, holiday homes including telecommunications and high proposal will provide access to superfast or where the cost to do this would be speed broadband’. Better broadband broadband (24Mbps+) and be compatible disproportionate, meaning that smaller connectivity is becoming increasingly vital with local broadband fibre networks where and rural developments are likely to be as many existing businesses are looking to relevant. grow, businesses from outside the area are excluded. looking to relocate and there is increased 447. interest from potential investors. To help achieve these aims the Council is keen to make sure that that the concept of 444. The Council is working within a consortium providing broadband is fully integrated with to bring high speed fibre broadband to other service provision at the design stage Bath & North East Somerset. Connecting for proposed employment and residential Devon and Somerset (BDUK) is a public- sites. This will help eliminate upgrading private partnership of six local authorities work at a later date and ensure that the (Somerset, Devon, North Somerset, development is able to accept and adopt Torbay, Plymouth and Bath and North technological improvements in the future. East Somerset) and the delivery partner Alternative technologies and innovative BT. The BDUK programme has been set solutions such as satellite, wireless and up to deliver next generation broadband mobile connectivity should also be infrastructure to areas where the market considered in terms of future proofing has failed to invest. The aim of the to ensure there is access to superfast programme is to ensure that most residents broadband irrespective of location. and businesses will have broadband 448. speeds of over 24Mbps by the end of The purpose of Policy LCR7B therefore 2016, and that every premises within the is to ensure that new residential and programme area has a broadband speed employment development provides for the of at least 2Mbps. necessary infrastructure to allow for the implementation of superfast broadband. 445. This will help support the aim of growing It is recognised that the availability of such infrastructure may vary across the 172 449. Access to superfast broadband (24Mbps+) Guidance to inform development should be sought, compatible with local POLICY LCR7B: proposals includes: broadband fibre networks. - ‘How to build a fibre network – Broadband Wherever practicable, superfast Developers Handbook’, Openreach (2015) New residential and employment broadband infrastructure capacity should or subsequent updates developments should be provided with be incorporated to agreed industry superfast broadband infrastructure to standards. - ‘PAS 2016:2010: Next Generation Access enable superfast broadband provision and for New Build Homes guide’, Department Where it can be demonstrated that such developers and infrastructure providers of Business Innovation and Skills and provision would render the development will be expected to facilitate this through the British Standards Institution (2011) or unviable, alternative solutions should early engagement. subsequent updates be provided as appropriate (such as Appropriate technology will be identified mobile broadband infrastructure and / or that will enable the delivery of superfast Wi-Fi infrastructure) to enable superfast broadband infrastructure as part of broadband delivery infrastructure planning and should be considered early on as part of a comprehensive utility network plan.
Placemaking Plan Policy
173 451. New buildings will only be permitted Commercial Riding Policy LCR7C sets out details requirements where clauses 1) – 7) are met, and the for considering proposals for commercial POLICY LCR7C: Establishments scale, siting and design have no adverse riding establishment. It seeks to ensure 450. Commercial impact on landscape character. It is recognised that the development that equestrian activities do not have an In the case of development in the Green of commercial riding establishments adverse impact on the appearance of the Riding Belt, proposals should be consistent with can contribute towards agricultural countryside, including the visual impact national Green Belt policy. diversification and make use of or adapt of jumps and other equipment, and that horses are well housed and cared for. Establishments agricultural or other rural buildings. The Proposals for commercial riding development of large scale new buildings establishments will be permitted provided and car parks to meet demand would the site is well related to an existing clearly be in conflict with the purposes bridleway network and there is: of the Green Belt and schemes can be particularly inappropriate in Areas of 1 adequate land within the curtilage of Outstanding Natural Beauty and in other the site to allow for the proper care of the areas of landscape importance. horses 2 adequate site supervision without the need for erection of residential accommodation 3 adequate provision for the storage and disposal of animal waste 4 no detriment to visual amenity resulting from the impact of jumps, fences and other equipment 5 no unacceptable adverse impact on ground and soil erosion both on and off site 6 no adverse impact upon other recreational uses in the locality, and 7 no adverse impact on key ecological functions or key habitat integrity
Placemaking Plan Policy
174 Allotments Informal Food Growing Space 460. Local Food Growing Further provision of allotments and informal 454. 458. Context food growing space is needed and any Allotment gardens have a statutory Informal food growing spaces include loss should be resisted, as once lost, 452. definition, and are made up of allotment community gardens, community orchards this land is unlikely to be replaced within Local food growing spaces are not only plots. The Allotment Act of 1922 defines the and nutteries, fruit trees and bushes, private accessible locations in the urban areas. an important leisure resource, but they term “allotment garden” as: “an allotment gardens, green roofs, raised beds, and are recognised locally and nationally for not exceeding 40 poles [i.e. equivalent other shared public and/ or open space 461. their value as open spaces, especially to 112m2] in extent which is wholly or that can be used for food growing. Unlike The aims of this policy approach are as in urban areas and for their contribution mainly cultivated by the occupier for the allotments informal food growing space follows: to sustainable development and health production of vegetable or fruit crops for may be available on either permanent - Protect existing allotments objectives including; local food production, consumption by himself or his family.” or temporary terms, enabling community physical activity promotion, community groups to cultivate land awaiting - Support the delivery of suitable new 455. cohesion, green infrastructure networks, development on a meanwhile basis. allotments biodiversity and their potential for The Allotments Act of 1925 gives protection educational opportunities. to land acquired specifically for use for 459. - Support the increased provision of allotments, Research underpinning the Green Space informal food growing space 453. so called Statutory Allotment Sites. Strategy (2015) demonstrates that there is Local food growing space includes public, a high demand for allotments with nearly 456. open and/ or residential space used for every site across the District now full with “Temporary” allotments sites refer to sites communal or individual food growing and a waiting list. Evidence to support the that have not been specifically acquired includes both allotments and informal local community value of allotments and informal for allotment use, although many are often food growing space: food growing space is also included in the used for decades and are not protected by B&NES Local Food Strategy (2014–2017). the 1925 legislation. The term “Allotments” Historic England have highlighted that for the use of this policy approach refers in some cases, historic allotments will to both statutory, temporary and private constitute non-designated heritage allotment gardens (as defined in law). assets, and/or will contribute to the setting 457. and character of a place, they can have There are 42 allotment garden sites across additional protection for this reason under Bath and North East Somerset. The Council local and national policy. is only responsible for the 23 sites in Bath. Elsewhere allotments are managed by other local bodies, such as Parish Councils and social housing organisations.
175 Policy Rationale 463. 2 Any loss of amenity land related to LCR9 will guide the provision of new 462. allotments should not compromise the allotments and community food growing POLICY LCR8: This policy approach has been informed proper function of allotment gardens space which is a priority identified in the by consultation with local stakeholders, including access, storage of tools, other Green Infrastructure Strategy and the Protecting including the Council’s Parks Department communal areas or orchards, unless B&NES Local Food Strategy. This policy will and the B&NES Allotment Association. The satisfactory mitigation can be delivered. support the delivery of the Allotment Site Allotments policy is supported directly by a number of Selection Criteria, Allotments Management 1 Development resulting in the loss of land 3 Existing formal allotments are identified new documents: Plan and Allotment Design Guide used for allotments (or land evidenced on the Policies Map. - B&NES Local Food Strategy (2014- 2017) as last used as allotments) will not be 464. permitted, unless: - B&NES Allotment Management Plan Policy requirements for local food growing (2015) which outlines how the Council are included in the Council’s Sustainable a The importance of the development will manage its allotments, and involve Construction Checklist. outweighs the community value of the site stakeholders and local people in the as allotments and suitable, equivalent and process. accessible alternative provision is made elsewhere within a reasonable catchment - B&NES Allotment Site Selection Criteria area (as defined by the Green Space (2015) outlines the selection criteria used Strategy) and in line with LCR9; or to find potential allotment sites, also to be used to assess on site provision as part of b the site is allocated for another use development schemes in the Placemaking Plan and suitable, equivalent and accessible alternative - B&NES Allotment Design Guide provision is made in line with LCR9. (Forthcoming) This guide will inform the process for allotment design and design principles - B&NES Green Space Strategy (updated 2015)
Placemaking Plan Policy
176 3 All residential development (including POLICY LCR9: purpose built student accommodation and care homes) will be expected to Increasing the incorporate opportunities for informal food growing, wherever possible (e.g. border Provision of planting, fruit bushes and trees, orchards and nutteries window boxes, balcony Local Food gardens, rooftop planters, external courtyards, edible planting, vertical Growing planting, herb gardens, raised beds, 1 The identification of all new allotments garden space etc.). Suitable ongoing sites must comply with the B&NES maintenance arrangements will need to Allotments Site Selection Criteria and be made. must: 4 Informal food growing space will be a Be suitable for productive use. supported in principle including the temporary use of vacant sites for amenity b Be accessible to the area they are land and informal food growing. intended to serve. 5 Where new development generates c Be suitable for use as allotments a need for allotments which cannot be through appropriate design (e.g. met on-site or by existing provision, considering ecology and landscape). the developer will be required to either 2 New allotments must be well designed provide for, or to contribute to the and managed in line with the B&NES provision of allotments to meet the need Allotments Management Plan & B&NES arising from the new development in Allotment Design Guide and must have a accordance with the standards set out in site Management Plan. the Green Space Strategy, and Planning Obligations SPD or successor documents.
Placemaking Plan Policy
177 A PROSPEROUS ECONOMY ECONOMIC DEVELOPMENT 465. 466. volume growth. This will focus on several Delivery: The 2008-09 recession and subsequent A scarcity of resources – both natural and key areas as put forward by the Economic 470. depression to 2013 demonstrates that financial, an aging population, competition Strategy: Sites are identified and allocated in the it is everyone’s interest to support the from overseas, and the loss of jobs in • Business support and development: Placemaking Plan to meet the identified development and growth of a prosperous traditionally strong local sectors, are all employment space requirements. Delivery economy across B&NES. The Sustainable factors driving the need for change. The • Employability and skills of economic development will also Community Strategy recognises that District’s economy has a predominance • Business premises and infrastructure be facilitated by the B&NES Economic we must act at a local level to create of public sector related, retail, leisure and Strategy, the Council as a key land prosperity through economic growth, whilst tourism employment and has the lowest • Promoting Investment and property owner, its Regeneration working towards a low carbon economy. weekly workplace wages and productivity 469. activities Delivery Plans activities and the The Development Plan will support and in the West of England. These activities By the end of the plan period, the Development Management process. deliver elements of the B&NES Economic are extremely important to the District, District will have a more environmentally Working alongside local communities Strategy (2014-30), which aims to create but in recent times, lower-value activities sustainable economy with many more and partners will be essential to deliver the conditions for jobs growth throughout such as some types of manufacturing, jobs, less overall commuting, a reduction in the ambitions of the Economic Strategy the District, leading to a more diverse, have lost ground, suffering job losses. It is the contribution made by commerce and and developers may be asked to support productive and resilient economy which therefore critical that the economy looks industry to the carbon footprint of the area, the objectives of the Strategy through a provides better opportunities for all. to offer more opportunities to its resident and a strong low carbon business sector. It Targeted Recruitment, Training and Supply- population. will have a more socially inclusive economy chain Protocol. 467. with continuing high levels of economic The District’s economy is also dominated participation, a focus on lifelong learning, by micro and small businesses, which and increased and relevant workforce reflect an entrepreneurial spirit. Particularly skills. It will have a more diverse, productive productive activities include engineering, and resilient economy due to the increase technology-related activities, and some in the availability of knowledge-based jobs, creative industry activities, such as where knowledge-based workers can find publishing and sound recording. The jobs and where local innovation can grow area is also home to critical business commercially. networks which can support and guide new businesses. The District, having more residents educated to degree level than the national average, is therefore well equipped to take up job opportunities locally, should they be created. The District is also well placed to build on its international reputation in order to promote investment. 468. B&NES will aim to build on its considerable strengths and pursue a smart growth agenda, i.e. promotion of a higher value added economy rather than relying only on
180 473. Proposals involving Of- In managing the existing stock of space, fice and Industrial Land and where possible, (noting the existence of permitted development rights affecting and Floorspace (B1, B2, employment land) decision-making will B8) take into account monitoring information in relation to Policies B1, KE1 and SV1. Context 471. 474. The availability of office and industrial land When allocated employment land (either and premises in the right place and at the an existing site or a new site) is subject to right time is vital for the economic success an application for an alternative use, regard of B&NES and its resident workforce. The will be had to whether there remains a stock of office and industrial floor space reasonable prospect that an employment needs to be managed, enhanced and use will be realised. Due to the fact that increased to enable the delivery of the these sites will have been allocated for B&NES Economic Strategy (2014-30) and such a use, based on evidence of need, the West of England Strategic Economic the presumption will be that this is the case, Plan (2015-2030). unless current market signals are sufficient to challenge the need for continued long 472. term protection. Policies (B1, KE1 and SV1) of the Core Strategy contain long term targets to increase the stock of office floorspace in Bath, Keynsham and the Somer Valley. For industrial space the same policies set out whether the Plan is seeking to increase the stock or manage its forecast contraction.
181 476. Office Development (B1a At Keynsham, the redevelopment of Use Classes) Somerdale presents the most important POLICY opportunity to inject a new office market Planning Positively for Office into the town. Although out-of-centre it is ED1A: Office Development well connected by public transport options 475. to both Bath and Bristol. At Midsomer Development In order to plan positively for office space Norton and Radstock the Placemaking Plan Proposals for office development within the Core Strategy identifies the current identifies town centre boundaries and it is city and town centre boundaries, or extent of the city centre boundary for Bath within these centres that small levels of new on sites specifically allocated for this and a wider Bath Central Area (comprising office development will be concentrated. purpose are acceptable in principle. the edge-of-centre locations that are most likely to be enable the city centre to 477. grow). These areas fall within the Bath City The site allocations section identifies Riverside Enterprise Zone and will be the specific sites within and adjoining the city/ focus for new office space. The Enterprise town centre boundaries and elsewhere; Zone also extends further westwards and in the Bath City Enterprise Zone and at new office space as part of allocated mixed Somerdale, for new office uses to meet use developments will be suitable in areas strategic needs. along this corridor that are well-connected 478. to public transport options, and walking Outside these areas, office development and cycling networks. The site allocations will need to be justified in respect of Policy section of the Plan indicates the sites where CR1 and the sequential test, and Policy CR2 this is case, and the quantum of space and the impact test (if over 2,500 m2 GIA). allocated.
Placemaking Plan Policy
182 481. 483. 484. Change of Use & What constitutes a ‘strong economic The most commonly occurring exclusion The utilisation of permitted development Redevelopment of B1(a) reason’ is not defined in the NPPF or the in B&NES relates to a listed buildings. If the rights has had a meaningful negative PPG and so requires definition in policy building is listed or within the curtilage of impact on the supply of office space in Office to Residential Use locally to enable decision-taking, and the a listed building (which is often the case in Bath city centre, including on good quality C2 (Residential Core Strategy already includes a very the centre of Bath), permitted development occupied space. This means that more new specific policy (Policy B5) to regulate new is not applicable and a planning application office space will be needed than previously Institutions), C3 (Dwell- student accommodation in certain parts of is needed. However, the Council considers proposed when the Core Strategy was ings Houses) and C4 the city. that the purpose of such an application adopted. Whilst an expectation of losses is to deal with (in addition to the prior was built into the Plan based on trends, 482. (HMOs) approval matters listed above) any risk to permitted development rights have meant In May 2013, Government amended the 479. the significance of heritage assets and that those expectations have already GPDO to introduce permitted development Paragraph 51 of the NPPF (March 2012) not ‘in-principle’ issues. The permitted been exceeded. The gross amount of rights to enable premises in B1(a) office use states that “local planning authorities should development rights initially lasted until May new office space to be planned for has (subject to some exclusions including but normally approve planning applications 2016, in April 2016, legislation came in to thus been increased as set out in Core not limited to listed buildings and space for change to residential use and any force to make this change permanent. Strategy Policy B1 in order to achieve the built since May 2013) to change to C3 associated development from commercial necessary net outcome. Making the rights dwelling houses (though not C2, C4 or sui buildings (currently in the B use classes) permanent further risks undermining the generis residential uses) without the need where there is an identified need for spatial strategy for the city as a whole and for a planning application, and subject to additional housing in that area, provided therefore the Council will consider making a prior approval process covering noise, that there are not strong economic an Article 4 Direction to remove the rights flooding, highways and transport issues reasons why such development would be in specific parts of the District. In 2013 it and contamination. inappropriate”. applied to Government for parts of the District to be exempted as Article 2(5) land 480. The term ‘change to’ encompasses both but was not successful. a change of use and redevelopment as ultimately both result in a ‘change to’ the use of land. Residential is defined as development in the C2, C3 and C4 use classes. Residential also encompasses sui generis residential uses such as large Houses in Multiple Occupation (i.e. blocks of student accommodation with shared flats hosting more than 6 persons).
183 485. plan positively for economic development. of use through the conversion of listed The current permitted development rights buildings in B1a use to C3 use will no only apply to a literal ‘change of use’ (not POLICY ED1B: In assessing whether strong economic longer be automatically considered redevelopment). Currently, proposals for reasons exist, consideration will be given acceptable. the ‘redevelopment’ of office space to Change of Use & to: C3 residential use still require a planning b If the permitted development rules • the quality of the office space (existing or application, which can test in-principle Redevelopment of relating to change of use (conversion) permitted) to be lost or not implemented matters (albeit against the background of from office to residential are widened to compared to alternative, available the NPPF:51). However, in October 2015 B1(a) Office to include redevelopment, consideration of premises in the locality, and whether Government announced that it intended strong economic reasons, as set out in these are suitable for any displaced to extend permitted development rights Residential Use paragraphs 2-3 above, will no longer be existing occupiers; to redevelopment. The extended rights 1. Change of use (i.e. conversion) required. This would not apply to listed will enable the demolition of offices and The conversion of office space (B1a) • the need to retain the space in the buildings. new build as residential use but will be to residential C3 is normally permitted context of the achievement of strategic subject to as yet unknown limitations and development, subject to the exceptions Core Strategy targets set out in B1, KE1 prior approval tests by the local planning set out in the GDPO (which includes listed and SV1; authority. Further, the Council will consider buildings). The principle of change of use • current market signals and forecasts (to making an Article 4 Direction to remove through conversion of listed buildings ensure the long-term targets of Core change of use and redevelopment rights in B1a use to C3 residential use is also Strategy policies B1, KE1 and SV1 remain in specific parts of the District. The policies accepted. justified throughout the plan period); below are written to be sound in the current national planning context and to be flexible 2. Redevelopment (i.e. demolition and • in the case of a mixed-use residential- enough to be able to respond to changes construction of a new building) led site granted permission since 2011, at a national or local level, without requiring The redevelopment of office space (B1a) whether the premises are critical to a review of the policy. to non-student C2, C3 or C4 residential the sustainability of the permission and whether implementation remains viable, 486. will be permitted unless there are strong and realistic in light of market signals. Proposals for the redevelopment of offices economic reasons for refusal, as set out to a C2, C4 or sui generis residential uses below. 4. In the event that permitted development do not benefit from permitted development 3. Strong economic reasons rules referred to in this policy no longer rights and will, in the case of non-student apply (whether due to the introduction of C2 & C4 uses, be judged against policy Strong economic reasons will exist if: a direction under Article 4 of the Town and ED1B. Where a proposal is for student a the site is within the Bath Central Area, Country Planning Acts or through changes accommodation, Policy B5 of the Core the Bath City Riverside Enterprise Zone, to national legislation or policy): Strategy will be used in decision-taking. Somerdale, or a town centre listed in a If the permitted development rules Policy CP12, or on a site that has been relating to change of use (conversion) granted permission since 2011; and from office to residential are removed, b the loss of the space would be a all such applications, including for listed significant loss to strategically important buildings, will be assessed using the office accommodation in B&NES and criteria set out in paragraphs 2-3, above. significantly harm the Council’s ability to For the avoidance of doubt, in these circumstances the principle of change Placemaking Plan Policy
184 489. Even where these criteria are not met Change of Use and Rede- Permitted development rights do not exist the economic and social benefits of for the change of use of office space to C1, POLICY ED1C: velopment of B1 (a) Office the alternative proposed town centre D1 and D2 uses aside from in relation to a use (in terms of employment, GVA Use to Other Town state-funded school (subject to exemptions Change of and contribution to the centre and any and via a prior approval process). Where Centre Uses (A1, A2, A3 townscape improvements resulting from the control of the use is possible the Use and change) will be material considerations, C1, D1 and D2) Council will prioritise the retention of that could, in exceptional cases, outweigh 487. office space over C1, D1 and D2 uses. It is Redevelopment ED1C (2) In May 2013, Government introduced necessary to do this due to the erosion of permitted development rights that enabled planning control in relation to changes of of B1(a) B1 uses (up to 150 sq.m and excluding use (and potentially redevelopment) from listed buildings) to change use to shops office to C3. In practice this is most likely Office Use to and other retail premises (A1, A2, A3 uses) to be of use in protecting office space for a single period of up to two years. After from hotel conversion/redevelopment Other Town two years the use must revert back to B1. in circumstances where this would be These rights ended in May 2015 (although detrimental to the operation of the office Centre Use a change of use implemented in April 2015 market. In some cases this may not be 1 The change of use of office space to A1, would be valid until 2017). detrimental. A2 and A3 uses will be permitted unless clauses 3a and 3b of Policy ED1B apply 488. The LPA has monitored the take up and 2 The change of use or redevelopment impact of these rights. There were no of office space to other town centre uses adverse impacts to suggest that the will not normally be permitted, unless Development Plan needs to be restrictive the space is of particularly poor quality in once the rights are extinguished. Retail relation to the total stock of the city, or, if uses normally require a ground floor this is not common ground between the premises and a permissive stance is applicant and LPA, the space has been therefore unlikely to cause a significant marketed for 12 months, on reasonable reduction to the stock of office space in the terms, at a time when the UK economy is District, which usually occupies the space growing and no serious occupier interest above shops. Accordingly, in designated has been forthcoming. city, town, district and local centres, and elsewhere there will be a permissive approach to applications to change use from B1 (a) offices to shops. If this approach results in significant unintended negative effects on the office market, the Council will undertake a partial review of the Plan via the fast track route set out in the NPPG.
Placemaking Plan Policy
185 for churn or redevelopment within the 492. 494. Light Industrial (B1c), site should current occupiers leave and A list of Strategic Industrial Estates and Accounting for just over one third of total Heavy Industrial (B2) and whether different levels of protection are Other Primary Industrial Estates is set out in supply the Strategic and Other Primary appropriate for different parts of an estate. Policy ED2.A. The 18 Core Business Areas Industrial Estates are considered to be the Warehousing (B8) Uses of the former B&NES Local Plan (2007), most important concentrations of industrial 4 The 2015 Industrial Land Review (Lambert Planning positively for industrial mostly exclusively industrial in nature, have land supply in the District. There are very Smith Hampton, 2015), which involved site development been reclassified into 4 Strategic Industrial strong economic reasons to retain them visits for 24 of the most notable industrial Estates and 4 Other Primary Industrial and they are afforded the highest level of 490. areas, which collectively amounted to Estates. protection in the Plan. Un-named estates, Paragraph 20 of NPPF expects LPAs to 300,000 sq.m of floor space ( 46% of the smaller industrial clusters and standalone plan proactively to meet development district’s total stock and 39% of total units) to 493. premises are subject to Policy ED2.B needs of business, including industrial type take into account current market signals in Each urban policy area of the Core (unless allocated for another use in the site activity. Planning positively for industrial respect of demand and supply. Strategy has at least one strategic industrial allocations section). They are still subject to development in B&NES means protecting estate and the Somer Valley has two. 5 Paragraph 22 of the NPPF, which advises protection, to guard against the wholesale the best of what the District has to offer in In combination these provide around that there must be a reasonable prospect and unsustainable redevelopment of terms of supply, whilst adding to the stock 200,000 sqm (NIA) of floorspace and of a site being used for the allocated industrial land supply to other higher value of available land where needed. Permitted account for around 31% of the stock of employment use. This applies equally to uses, but to a lesser degree. development rights enable both extensions the District. Within the Somer Valley Policy land currently or last used for employment to and losses of industrial space in certain Area 4 ‘Other Primary Industrial Estates’ are purposes and new greenfield allocations. circumstances and in some cases are identified, providing a further 35,000 sqm subject to a prior approval process. (NIA) of space and accounting for a further 6.5% of District supply. The Somer Valley 491. Historically, Policy ET.3 of the B&NES Local is particularly dependent on its supply of Plan (2007) identified ‘Core Business Areas’ industrial land in respect of its economic for B1c, B2 and B8 uses. These areas were and employment structure, hence the afforded a high level of protection from significance of the ‘Other Primary Industrial alternative (higher value) uses. The Core Estates’. Employment Areas have been reviewed to assess whether they should be specifically identified for protection in the current Local Plan as Strategic Industrial Estates or Other Primary Industrial Estates. In reviewing land the Council has had regard to: 1 whether the site is strategic, is not strategic but of primary importance, or is of lesser significance 2 whether it is needed to maintain a balanced and mixed economy based on forecasts of change and the strategic policy response as set out in the Core Strategy. 3 whether there are reasonable prospects 186 Diagram 7: Strategic (red) and Other Primary Industrial Estates (blue)
187 Permitted Development 497. 498. Managing Other Losses The new right does not apply in Areas If the site is under an agricultural tenancy 495. 500. of Outstanding Natural Beauty and then the consent of both the landlord Industrial and warehousing premises Despite the need to plan proactively for World Heritage Sites, Listed Buildings and the tenant will be needed for any benefit from limited permitted development business uses, Paragraph 51 of the NPPF or land within the curtilage of Listed development to be permitted. The right rights for their erection and exterior (March 2012) states that: Buildings, Scheduled Monuments, or only applies to buildings that were last used alteration. These are set out in the GPDO. in Sites of Special Scientific Interest. or were in use as storage or distribution “LPAs should normally approve planning Where there is any doubt as to whether These designations mean that a planning (B8) on or before 19th March 2014. applications for change to residential use development would be permitted application is needed to ensure that However, there is an additional requirement and any associated development from development, advice from the LPA should any possible issues in relation to them that a building seeking to change use commercial buildings (currently in the B be sought to determine if the proposed can be fully considered. Due to the City must have been in B8 use for a period of a use classes) where there is an identified works are permitted development or of Bath World Heritage Site the whole least 4 years before the date development need for additional housing in that whether a planning application is needed. city is not subject to the new rights and begins. area, provided that there are not strong 496. a planning application will be needed economic reasons why such development 499. In March 2015 a new permitted to determine whether, in addition to the would be inappropriate”. In October 2015 Government announced development right, for a three year period, prior approval tests, there is any risk that permitted development rights for a 501. allows storage or distribution buildings related to the significance of heritage change of use of light industrial buildings The term ‘change to’ can be interpreted (B8) to change use to residential (C3). Up assets. This is unlikely to be the case to residential were to be implemented. widely enough to encompass both a to 500 sq.m. of floor space will be able in most circumstances. After changing Further details on the prior approval tests change of use and redevelopment as to change to residential use. The right to a residential use, existing permitted are awaited, but may be similar to those ultimately both result in a ‘change to’ is subject to a prior approval process development rights for dwelling houses for the change of B8 uses to residential. the use of land. Residential uses are covering transport and highways, air (C3) will not apply. Once the change to GPDO is confirmed defined as development in the C2, C3 quality impacts on intended occupiers, some changes may be needed to policies and C4 use classes. Residential also noise impacts of the development, risks of ED.2A and 2B. the Council has the option encompasses sui generis residential uses contamination, flooding, and also where of making an Article 4 Direction to remove such as large HMOs (i.e. blocks of student the authority considers the building to the rights in specific locations. accommodation with shared flats hosting which the development relates is located more than 6 persons). in an area that is important for providing storage or distribution services or industrial services or a mix of those services, whether the introduction of, or an increase in, a residential use of premises in the area would have an adverse impact on the sustainability of the provision of those services.
188 Somer Valley a Whether existing premises are being used productively, or if not, the viability of POLICY ED2A: c Westfield Industrial Estate, Westfield(*) reusing vacant premises or developing Strategic (*) and d Old Mills industrial Estate and its allocated land for industrial use, extension, Paulton(*) b the level of interest in existing premises Other Primary e Mill Road, Radstock following a marketing period of 24 months, on reasonable terms, during a sustained f Midsomer Enterprise Park, Radstock Industrial period of UK economic growth. g Haydon Industrial Estate, Radstock Estates c general market signals of demand 1 Proposals for light industrial, heavy h Bath Business Park, Peasedown across the District and in relation to the industrial, warehousing (classes B1c, B2, St John locality i.e. the relevant settlement(s) B8), builders merchants will be acceptable 2 The identification of these areas as d The availability and quality of alternative in principle within the following Industrial Strategic and Other Primary Industrial premises Estates identified on the Policies Map. Sites means that there is a presumption e Whether any other evidence casts Proposals for car showrooms will also be in favour of retaining them for the critical doubt on the validity of Policy B1, acceptable on undeveloped land in these aforementioned B1c, B2 & B8 uses. There KE1 and SV1 insofar as they relate to the areas and where this would not replace are strong economic reasons why other required supply of industrial space B1c and B2 land and premises. uses would be inappropriate because Bath of the economic significance of these 3 Applicants will also need to demonstrate areas. Applicants seeking to challenge this that non-industrial uses would not have a Newbridge Riverside (Brassmill Lane, presumption should provide compelling an adverse impact on the sustainability of Locksbrook Road Estate and The Maltings) evidence that circumstances have the provision of services from industrial (*) changed to the extent that there is no premises that remained around the site, or Keynsham reasonable prospect of land or premises would not act against the development of being used for the allocated purpose, by undeveloped areas for industrial uses. b Ashmead Road & Unity Road Estate, reference to: including World’s End Lane Extension(*)
Placemaking Plan Policy
189 POLICY ED2B: Non-strategic Industrial Premises 1 Proposals for the uses listed in ED2A will be acceptable in-principle at sites already occupied by smaller clusters and stand-alone industrial premises provided that this would not cause unacceptable environmental, residential amenity or highways problems. 2 Non-strategic sites are not afforded the same level of protection for industrial and warehousing (B1c, B2 & B8) uses as those listed in ED2A. Applications for residential development or others uses will normally be approved unless there is a strong economic reason why this would be inappropriate. Evidence of unsuccessful marketing on reasonable terms for 12 months prior to an application and during a sustained period of UK economic growth will be taken as evidence that there is not a strong economic reason for refusal.
Placemaking Plan Policy
190 SUSTAINING A BUOYANT RURAL ECONOMY allowing flexibility for some growth to allow 506. 510. Context for small businesses to develop. In some circumstances, where business The NPPF states that local authorities 502. use of a redundant agricultural building is should adopt proactive strategies that: 505. The rural areas are economically unviable conversion to a residential use In the villages which meet the Policy - Support prosperous rural economies productive and make an important may be appropriate if the building is well RA1 criteria small scale employment contribution to the overall economy of connected to a village, services or public - Promote the development and development may be appropriate and the District. The rural economy must be transport networks. diversification of agricultural businesses enhanced and sustained. Agriculture potential site allocations will be considered remains important and a variety of small through the Placemaking Plan. In order 507. - Mitigate and adapt to climate change to ensure the on-going economic In considering the conversion or re-use of business including the self-employed are - Conserve and enhance the natural sustainability of the rural areas as a whole, redundant agricultural buildings care must also vital to the rural areas economic future. environment (including protecting soil and creation of new and retention of existing be taken to ensure that such development Rural tourism also provides significant the best and most versatile agricultural small businesses will be encouraged. This does not harm bats or their roosts, as economic benefits and, where appropriate, land) both visitor accommodation and new visitor can be assisted through the re-use and required under the Conservation of facilities should be encouraged. conversion of redundant or underused Habitats and Species Regulations 2010. In 511. agricultural buildings (where they are not the case of the re-use of historic agricultural The Core Strategy recognises and seeks 503. needed for agriculture) and such uses buildings the proposal should not threaten to maintain and enhance the important With regard to agriculture it is predicted that will therefore, be considered in the first the historic asset. contribution the rural economy makes to agricultural production for local markets will instance. There may also be opportunities the overall economy of the District. The 508. become increasingly important as energy to convert such buildings to tourism particular role both agriculture and rural Proposals for the re-use of rural buildings prices rise and globalised food supplies are uses that will boost the local economy. tourism has to play is acknowledged will be considered against the provisions disrupted by changing weather patterns. Improvements to broadband provision will and employment opportunities should Policy RE6. Farming in the rural areas will have an be key in helping small businesses and the be capitalised on when they arise whilst important role to play in supporting food self-employed (including many that work making sure the quality of the environment security and as such, local farm shops, from home) to flourish. is safeguarded. local food production and small scale farm developments will be supported. Therefore, conversion or replacement of currently underused agricultural buildings should only take place if it can be demonstrated that these buildings are not required for local food production purposes. There are also likely to be increasing employment opportunities arising through the growing renewable energy sector such as biomass, wind and hydro. 504. Whilst economic development that supports the sustainability of the rural areas will be encouraged it is also important that the right balance is struck between protecting the high quality environment and
192 512. The Placemaking Plan’s emphasis is to Employment uses in the enhance the rural economy by supporting countryside POLICY RE1: agricultural development including local 513. Employment food production and supply, agricultural Core Strategy Policies RA1 and RA2 allow diversification and other new employment small-scale employment proposals at Uses in the development. The policy framework villages outside the Green Belt within provides guidance on the re-use of rural and adjoining the Housing Development Countryside buildings, accommodation for agricultural Boundary providing it is of an appropriate workers and the protection of agricultural Proposals for employment uses in the scale, character and appearance. The Core countryside outside the scope of Core land. The B&NES Local Food Strategy Strategy encourages the creation of new provides a body of evidence to underpin Strategy Policies RA1 and RA2 will be and retention of existing rural businesses to permitted providing they are consistent and inform the recommended policy underpin economic sustainability especially approach. with all other relevant policies, and through the reuse and conversion of involves: redundant or underused buildings. The reuse or adaptation of buildings in the i replacement of existing buildings; countryside is particularly important in the ii the limited expansion, intensification or changing structure of the rural economy redevelopment of existing premises; and and can assist with farm diversification for commercial, leisure and tourism uses. iii they would not lead to dispersal of activity that prejudices town and village 514. vitality and viability. National planning policy requires that planning policies ‘support the sustainable In the case of development in the Green growth and expansion of all types of Belt proposals should be consistent with business and enterprise in rural areas, both national Green Belt policy. through conversion of existing buildings and well-designed new buildings’. Policy RE1 provides appropriate criteria for considering new employment development proposals in the countryside consistent with the NPPF in supporting economic growth and creating jobs in rural area.
Placemaking Plan Policy
193 517. 2 Development that retains and Agricultural The Placemaking Plan’s emphasis is strengthens food storage, processing, therefore to support farm business function POLICY RE2: Development supply and distribution infrastructure will and local food production and supply Policy Aims: be supported in principle where: to ensure that a robust and prosperous Agricultural - Support development that enhances food and farming sector is maintained a It enhances local food production and/ local food production and enables the and enhanced. Enabling value to be Development or supply; and processing, storage and distribution of added to locally grown food through 1 Agricultural development (including; b There are no unacceptable impacts local food. the development of storage, processing the erection of new agricultural buildings; including those associated with transport, and distribution facilities is important to significant extensions/ alterations to 515. existing agricultural buildings; installation environment and public health. Agriculture plays an important role in the supporting the rural economy and allowing of machinery; construction of access Non-agricultural related development local economy and provides the basis for for the benefits of local food to be more 3 roads) will be permitted providing: on agricultural land will only be permitted other economic activities in rural areas. widely realised. As such, development where: By contributing to local food production that supports farm business function and a There are no unacceptable local food production and supply such as and supply, farm businesses also have environmental and/or health impacts a It does not have an adverse effect on small-scale agricultural developments and a vital role in enhancing food security which cannot be adequately mitigated; the efficient operation of an agricultural and contributing to the mitigation and small scale development for food storage, b Adequate provision for the storage and business. adaptation of climate change. processing, distribution and associated retail function will be supported in principle. disposal of animal waste is provided; and b It does not lead to the fragmentation 516. or severance of a farm holding or 518. c The proposed development is Over the past decade farming in the area compromises agricultural function or key Policy RE2 sets out the circumstances commensurate with the agricultural has come under increasing pressure due to activities on the site. ecological function or habitat integrity. factors such as global competition, a slump within which proposals for agricultural in commodity prices, livestock disease, development would be acceptable. It also falling financial support and growing allows for the development of local food demands to manage the countryside so supply chain infrastructure such as on-farm that its beauty and richness are enhanced. processing facilities to enable local food The total agricultural workforce has production and supply. decreased from approximately 1000 in 2001 to 883 in 2013 – a decrease of approximately 12%. Part-time, seasonal and casual labour accounts for over 50% of this total. Within B&NES there are approximately 374 farm holdings in 2013 which has declined by 6% from 399 farm holdings in 2010 (DEFRA, 2015).
Placemaking Plan Policy
194 521. v in the case of a farm shop, the operation Farm Diversification The new permitted development rights would not prejudice the availability of Policy Aims: (May 2013) will enable existing redundant POLICY RE3: accessible convenience shopping to the agricultural buildings of 500m2 or less to - Permit sustainable farm diversification local community change to a range of new business uses to Farm 519. boost the rural economy whilst protecting vi they do not compromise key ecological With the existing pressures on traditional the open countryside from development. Diversification function or key habitat integrity agriculture, farmers increasingly look to This includes to shops, financial and Proposals for farm diversification involving vii existing buildings are re-used in diversify beyond the agricultural industry in professional services, restaurants and the use of agricultural land or buildings will accordance with Policy RE6 order to supplement income and to give cafes, business, storage or distribution, be permitted providing: some resilience against market fluctuations. hotels, or assembly and leisure uses. i they are consistent with Policy RE5 Where existing buildings cannot be 2 The Placemaking Plan’s emphasis is However, for buildings between 150m (protection of high grade agricultural land) re-used in accordance with Policy RE6, to support farm diversification where it and 500m2, prior approval will be required, new buildings will be permitted only would not have an adverse impact on the to ensure that the change of use does ii they complement the agricultural where they are required for uses directly environment and social and economic not create unacceptable impacts (such as function of the holding related to the use of or products from the vitality of rural areas. transport and highways problems, flood risk iii they do not compromise the agricultural associated land holding, are small in scale, and contamination issues). Listed buildings well designed and grouped with existing 520. function of the holding or lead to the buildings. Farm diversification schemes can cover a and ancient monuments will continue to be fragmentation or severance of a farm range of new uses including businesses protected. The scale of the diversification holding such as food processing and packing, should not undermine the rural character of the farm or the surrounding area. iv the activity will not lead to an farm shops, renewable energy, equestrian unacceptable impact on the viability of facilities, sporting facilities, nature trails, 522. nearby town or village centres craft workshops, holiday accommodation Policy RE3 sets out the circumstances and information technology. Diversification within which proposals for farm schemes should help to support rather than diversification would be acceptable. It replace farming activities on the rest of the seeks to prohibit activities that lead to farm. the fragmentation or severance of a farm holding or compromise agricultural function and sufficiently flexible to allow some limited dispersal of activity from towns or villages taking into account the success and role of rural businesses such as farm shops.
Placemaking Plan Policy
195 Essential Dwellings v such dwellings are sited within a hamlet POLICY RE4: or existing group of buildings and are for Rural Workers restricted in size relative to the functional Policy Aims: Essential requirements of the business; and - Support essential housing development vi occupancy will be restricted to rural for rural workers. Dwellings for workers. 523. Rural Workers 2 New dwellings essential to support A special need may arise for 1 New dwellings will not be permitted a newly established rural business will accommodation which is essential for the outside a Housing Development only be granted for a temporary period efficient operation of the rural economy; Boundary in the open countryside unless provided there is clear evidence of a this particularly refers to agriculture. Where there is an essential need for a rural firm intention and ability to develop the the need for accommodation arises in worker to live permanently at or near enterprise concerned and the provisions many cases this could be met by housing their place of work in the countryside and of clause 1) are satisfied. in nearby settlements. Where this is not where it can be demonstrated: feasible a location within a hamlet or existing group of buildings or dwellings is i there is a clear functional need for the preferable to an open location. worker to live on the holding; 524. ii the business is financially viable Policy RE4 seeks to limit the size of any iii the need for the accommodation is for a potential dwelling(s) so that it is relative to fulltime worker; the functional requirements. The policy also takes a more flexible approach to new iv the functional need could not be agricultural uses to lend greater support fulfilled by another existing dwelling in the to agricultural dwellings to support new holding or other existing accommodation agricultural businesses not just existing in the area or through the re-use of an ones. existing building in the holding;
Placemaking Plan Policy
196 526. Protection of the Best Agricultural land is one of the District’s most and Most Versatile important resources. The Governmental POLICY RE5: Department for Environment, Food and Agricultural Land Rural Affairs (DEFRA) classifies agricultural Agricultural Land 525. land on a scale of 1 to 5. Grades 1, 2, and 1 Development which would result in The NPPF states that local authorities 3a are defined as the best and most the loss of the best and most versatile should adopt proactive strategies that versatile agricultural land. Grade 1 land agricultural land particularly Grade 1 and conserve and enhance the natural forms less than 3% of UK agricultural land, 2 will not be permitted unless significant environment including protecting soil and and produces yields that are high and sustainability benefits are demonstrated the best and most versatile agricultural land. less variable than land of lower quality to outweigh any loss. (Natural England, 2012). Protecting the Policy Aims 2 Where it can be demonstrated best and most versatile agricultural land that there is an overriding need for a - Avoid development on the best and most is not only key to food production and proposal which will result in the loss of versatile agricultural land. the rural economy but it enables further agricultural land, development should be - Direct development to areas of poorer environmental benefits to be realised steered towards the use of lower quality quality land in preference to higher quality. such as aquifer recharge and flood control agricultural land in preference to higher whilst allowing for communities to respond quality agricultural land. positively to food security challenges in the future. The Placemaking Plan’s emphasis is to avoid development on the best and most versatile agricultural land and to direct development to areas of poorer quality in preference to higher quality. 527. Policy RE5 not only protects agricultural land but will help support development that enhances local food production and processing in line with the B&NES Local Food Strategy. Land of agricultural Grade 3 makes up the majority of the District’s rural land.
Placemaking Plan Policy
197 Re-use of Rural 5 where the building is isolated from POLICY RE6: public services and community facilities Buildings and unrelated to an established group 528. Re-use of Rural of buildings the benefits of re-using a The re-use and adaptation of existing rural redundant or disused building and any buildings has an important role in meeting Buildings enhancement to its immediate setting the needs of rural areas for commercial Conversion of a building or buildings to outweighs the harm arising from the and industrial development, as well as for a new use in the countryside outside the isolated location tourist, sport and recreation and residential scope of Policies RA1, RA2 and GB2 will the development would not result, or be uses. It can reduce demands for new 6 only be permitted, provided: likely to result, in replacement agricultural building in the countryside, avoid leaving buildings or the outside storage of plant an existing building vacant and prone to 1 its form, bulk and general design is and machinery which would be harmful to vandalism and dereliction, and provide in keeping with its surroundings and visual amenity; jobs. The Rural Areas volume also stresses respects the style and materials of the the importance of re-using rural buildings. existing building 7 in the case of buildings in the Green Belt, does not have a materially greater 529. 2 the building is not of temporary or impact than the present use on the Policy RE6 applies to proposals for the re- insubstantial construction and not capable openness of the Green Belt or would use of rural buildings that require planning of conversion without substantial or conflict with the purposes of including permission. The policy applies both to complete reconstruction or requires major land within the Green Belt. traditional and modern buildings providing extension that their form, bulk and design are in 3 the proposal would enhance visual 8 The integrity and significance of keeping with their surroundings and they amenity and not harm ecological function buildings and farmsteads of architectural respect local building styles and materials (e.g. bat roost) and historic interest and of communal, including impact on character of the area, aesthetic and evidential value are the historic environment, wildlife, Green Belt 4 the proposal does not result in the safeguarded consistent with Policy HE1. and accessibility. dispersal of activity which prejudices town or village vitality and viability
Placemaking Plan Policy
198 532. 2 Where a proposal for visitor Visitor Policy RE7 also seeks to protect the existing accommodation is approved appropriate housing stock and ensure that tourist POLICY RE7: Accommodation planning conditions will be used to development does not result in a reduction 530. prevent permanent residential use of the in the number of dwelling spaces. This is Visitor The NPPF is supportive of sustainable accommodation. rural tourism and leisure developments historically seen as especially significant in Accommodation which benefit businesses in rural areas, Bath given the shortage of land available Change of use from a dwelling to visitor New visitor accommodation communities and visitors provided it for development and the City’s limited accommodation ability to absorb increasing numbers of respects the character of the countryside. 1 Permission will be granted for new build 3 The change of use of an existing visitors at peak times without having a The aim of the Plan is to provide a positive visitor accommodation provided: dwelling to visitor accommodation will be context for encouraging the provision of detrimental effect on residential amenity a it is in a sustainable location or, permitted provided that: smaller scale visitor accommodation in and character. accessible by a choice of transport modes a for large residential properties, a such locations. 533. substantial private residential unit is This means in the case of a larger house b there are no other buildings available 531. retained, and any existing or proposed in single family occupancy (4 or more and suitable for conversion Conversions of existing rural buildings to parking within the curtilage of the bedrooms), with parking available within visitor accommodation will be considered c the scale of the proposal will not harm property which does not detract from its curtilage or in the vicinity may be in the context of Policy RE6. Policy RE7 the character or appearance of the the appearance of the property is made considered suitable for use as a hotel or sets out the parameters in which schemes countryside permanently available; and for new visitor accommodation will guest house with an unspecified number of d the materials, form, bulk and general for small residential properties, a be considered. Applications for visitor bedrooms, but only if part of the property b design of buildings are in keeping with satisfactory residential accommodation accommodation should not be seen is reserved as one or more self-contained their rural surroundings is retained which is not occupied as a mechanism to gaining permanent residences. independently of the proposed use. residential use of the accommodation. e there is safe and convenient access to the highway network and there are no significant adverse impacts on the local highway network f the proposal would not adversely affect protected species or habitats
Placemaking Plan Policy
199 CENTRES AND RETAILING 534. 535. 537. 539. Along with Bath City Centre, the District Shopping remains of key importance to the National planning policy states that local London Road has been identified as a is served by a diverse network of town, centres. The availability of a good range plans should: declining centre, and is also identified District and local centres of varying size. In of convenience (food) and comparison in equalities mapping as an area of • define a network and hierarchy of centres addition to providing facilities like shops, (non-food) shops makes an important deprivation. cafés, pubs, post offices and banks, contribution to people’s quality of life. It is • define the extent of town centres and 540. centres also include varying levels of important that centres provide for choice, primary shopping areas based on a Protection of shops within the centres community facilities, work places and vitality and diversity and include a good clear definition of primary and secondary defined in the hierarchy is covered by Local leisure facilities. Many centres are a focus balance of convenience, comparison, frontages, and set policies which make Plan Policy CR.3. for public transport services and most offer local and national traders. Maintaining and clear which uses will be permitted in such a chance to access essential facilities close enhancing the retail function of centres is locations 541. to people’s homes. Policy CP12 therefore important in enabling residents and visitors Active ground floor uses referred to in • allocate a range of suitable sites in town aims to support this network of accessible to meet their shopping needs in the most Policy CP12 are generally those falling centres to meet the needs for retail, centres as key focuses for development sustainable way, in the most accessible within use Classes A1 to A5 but can also leisure, office and other main town centre and as the principal locations for shopping locations. Shopping provision also makes include other town centre uses which are uses in full and community facilities as well as offices, an important contribution to a vibrant and visited by large numbers of people. local entertainment, art and cultural vital public realm. • set policies for the consideration of facilities. Many centres contain a range of proposals for main town centre uses 536. independent specialist shops which are which cannot be accommodated in or Shopping habits have however changed important to retain as they contribute to adjacent to town centres over the past decade. Nationally, high the uniqueness of each centre. Centres streets are becoming an increasingly social 538. are also well placed to be a focus for some environment, as well as a place to shop. Walcot Street, Margaret’s Buildings and higher density residential development Many high streets have seen a big rise in Lansdown Road are included as local which can both benefit from the services the number of evening attractions, such centres for the purposes of this policy, provided and help to sustain the viability of as cafés, restaurants and leisure facilities but it is recognised rather than primarily those services. This approach is reflected including health clubs. High street local serving local day to day needs they play a in the place based sections of the Core convenience retailing has also seen a large more specialist retail role, supplementing Strategy. increase in floorspace. At the same time, the city centre retail offer, supporting small some traditional retailing sectors, such as businesses and serving a wider catchment travel agents, DVD rental shops and photo area. processing shops have declined.
201 In Keynsham: Queen’s Road and Chandag Retail development, offices, leisure and Delivery: Road entertainment uses, markets, community POLICY CP12: The place-based sections for Bath, facilities, arts, culture and tourism uses In the Somer Valley: Westfield Paulton, Keynsham, Midsomer Norton and Radstock will be primarily located within, or where Centres and Peasedown St. John and Timsbury will set out more detail on the approach to appropriate, adjoining the centres in the the centres contained in those settlements. Retailing Local Centres (rest of the District) identified hierarchy of centres as required by Policy CR1. Centres will also be the The boundaries for all of the centres listed The centres within the hierarchy of Bathampton, Batheaston, Chew Magna, focus for higher density forms of residential within the hierarchy are defined on the shopping centres set out below and Saltford, and Whitchurch as defined on the Policies Map will be development provided the centre is suitable Policies Map. These designations will be maintained and enhanced: for such development and has a high level supported by development management of accessibility by public transport, cycling policies to guide decisions on individual City Centre and walking. planning applications. Bath City Centre Uses which contribute to maintaining the Main town centre uses will be subject to the Town Centres vitality, viability and diversity of centres within sequential and impact tests set out in the the hierarchy will be encouraged. Active NPPF. Keynsham Town Centre, Midsomer Norton ground floor uses will be maintained and Town Centre, Radstock Town Centre enhanced. District Centres Retail development within the centres listed Moorland Road, Bath within the hierarchy and defined on the Policies Map will be permitted, subject to Local Centres (urban) Policy CR3, where it is: In Bath: (1) Chelsea Road, (2) Weston High a Of a scale and type consistent with the Street, (3) Julian Road, (4) St James Square existing retail function and character of the (5) Margaret’s Buildings, (6) Lansdown centre and Road, (7) Camden Road & Fairfield Road, (8) Larkhall High Street (9) London Road, (10) b Well integrated into the existing pattern of Nelson Place East & Cleveland Place, (11) the centre. Walcot Street, (12) Widcombe Parade, (13) Bathwick Street, (14) Bathwick Hill, (16) Bear Flat, (17) The Avenue, Combe Down, (18) Bradford Road), (19) Frome Road, (20) Upper Bloomfield Road, (21) Twerton High Street, (22) Mount Road.
Placemaking Plan Policy
202 544. 546. New Retail Whilst the evidence base demonstrates Whilst about 6,000 sq.m. of comparison Development that there is capacity for an additional retail development is anticipated to be 31,000 sq.m. of comparison retail delivered over the plan period on various 542. NPPF paragraph 23 requires Local Plans floorspace in Bath by the end of the plan development sites throughout the city to allocate a range of suitable sites to meet period, there is not enough land in the city centre, and a similar quantum of net the scale and type of retail development to meet this and other land use demands floorspace may be provided at Sydenham needed in town centres. It is important that, that have been identified by the evidence. Park (subject to it complementing the city as appropriate, this need is met in full and is This is because Bath is a small city with centre as it is in a well-related, but out of not compromised by limited site availability. relatively few development sites. The centre location), there will still be a shortfall. The Council is required in NPPF paragraph unmet need is not considered to represent The Council is therefore unable to meet 161 to assess the quantitative and qualitative exceptional circumstances for developing its objectively assessed longer term need, needs for land or floorspace for retail in the Green Belt and in any case is not and will be undertaking further retail studies development over the plan period. viewed as overriding the great weight that to review this need requirement and to needs to be afforded to the significance ascertain how to ensure that its retail offer is 543. of heritage assets, not least the World maintained and enhanced, without growth. The Council has therefore undertaken an Heritage Site. update of its 2011 retail study that includes 547. an assessment of the need for new retail 545. In the Somer Valley, retail floorspace floorspace within the district up to 2029. The Council has therefore prioritised is being allocated at a variety of sites, The quantitative results of this work are which land uses should be provided on including South Road Car Park and shown in the table below. There is also a the limited land available. As set out in Midsomer Norton High Street Core / qualitative need for improving the existing the West of England City Deal agreed Brewery site (as part of the strategy for retail offer in the town centres. Sites are with Government, the main focus in the Midsomer Norton Town Centre), the identified within the site allocations section Enterprise Zone is the delivery of economic former Welton Packaging Factory (local of the Placemaking Plan to meet this and employment growth with up to 9,000 needs), and Charlton Timber Yard and quantitative and qualitative need. jobs planned to be delivered by 2030. Radstock Railway Land. This is consistent This requires the delivery of 60,000 sq.m. with the overall vision for the Somer Valley (gross) of new office floorspace within the which envisages Midsomer Norton as the plan period, and predominately within the principal retail centre complemented by central area. Radstock Town centre and the various Local Centres which provide for more local needs. The implementation and delivery of these sites will be monitored against the projected capacity as part of the Authority’s Monitoring Report (AMR).
203 Table 8: Projected Quantitative Capacity for Additional Retail Floorspace 2011–2029 Proposals for Retail 549. (GVA 2014 Retail Assessment – net figures in sqm) For retail purposes, edge of centre relates Development Outside of to a location that is well connected and up to 300m of the Primary Shopping Area Centres – the (where defined). This means that locations Sequential Test within a centre but outside the Primary 2014 2019 2024 2029 Shopping Area are considered to be 548. The site allocations sections of the Plan edge of centre. For all other main town centre uses it relates to a location within Bath identify where new retail floorspace within the town centres is intended to be met. 300m of a town centre boundary. For However, other retail proposals outside office development, this includes locations outside the town centre but within 500m Convenience 139 1,237 2,394 3,524 of the centres may still come forward. The sequential test guides main town of a public transport interchange. The centre uses towards town centre locations sequential approach should not be applied Comparison 7,679 11,642 20,554 31,044 first, then, if no town centre locations are to applications for small scale rural offices available, to edge of centre locations, and, or other small scale rural development. if neither town centre locations nor edge 550. Keynsham of centre locations are available, to out of It is for the applicant to demonstrate town centre locations, with preference for compliance with the sequential test. Failure accessible sites which are well connected to undertake a sequential assessment Convenience No surplus quantitative capacity for additional floorspace unless to the town centre. It supports the viability could in itself constitute a reason for market share can be raised; however there is a qualitative need to and vitality of town centres by placing refusing permission. improve the existing retail offer. existing town centres foremost in plan- Comparison making and decision taking. The NPPG 551. states that Local Plans should contain In line with paragraph 27 of the NPPF, policies to apply the sequential test. where a proposal fails to satisfy the Midsomer Norton & Radstock sequential test, it should be refused. 552. Convenience 1,949 2,315 2,703 3,078 The PPG checklist should be used when considering what should be taken into account in determining whether a proposal Comparison 922 1,297 2,322 3,588 complies with the sequential test.
204 553. ii The proposal is of a small scale (less Use of the sequential test should recognise than 280 sqm gross floorspace), located that certain main town centre uses POLICY CR1: within the existing urban area of Bath or a have particular market and locational settlement with a Housing Development requirements which mean that they Sequential Test Boundary, and aimed at providing for local may only be accommodated in specific Retail and other main town centre uses needs (refer to Policy CR4). locations. Robust justification must be (including commercial leisure) should be provided where this is the case. Land located within the centres identified on In assessing the availability, suitability ownership does not provide such a the Policies Map and in Core Strategy and viability of alternative sequentially justification. Policy CP12. preferable sites, alternative formats for the Where there are no suitable and viable proposed uses should be considered. sites available to meet the needs for Applicants and the Local Planning such uses within centres, edge of centre Authority should both demonstrate locations may be appropriate. Sites flexibility on format and scale in relation should be in a location readily accessible to the form of the proposed development on foot, by cycle and by public transport, and the consideration of alternative sites. with preference given to sites that are well The application of the sequential test connected to the town centre. should be proportionate and appropriate Out of centre development of main town for the given proposal. centre uses will only be acceptable If there are no suitable sequentially where: preferable locations, the sequential test is i No suitable or viable centre or edge passed. of centre sites are available and the In all cases regard should also be given to proposal would be in a location readily Policy CR2. accessible on foot, by cycle and by public transport, with preference given to sites that are well connected to the town centre; or
Placemaking Plan Policy
205 558. For commercial leisure proposals Impact Assessments It is for the applicant to demonstrate anywhere in the District, an Impact 554. POLICY CR2: compliance with the impact test in Assessment will be required for schemes Paragraph 26 of the NPPF states that when support of relevant applications. Failure over 1,000sqm (gross) that are located assessing applications for retail, leisure Impact to undertake an impact test could in itself outside of a designated town centre and and office development outside of town constitute a reason for refusing permission. not in accordance with the Local Plan. centres, which are not in accordance with Assessments Impact assessments provided by applicants a Local Plan, Local Planning Authorities Outside the scope of Policy CR4, For office proposals anywhere in the should be fully scoped out with the Local should require an impact assessment if retail, office and commercial leisure District, an Impact Assessment will be Planning Authority prior to the submission the development is over a proportionate, development outside of centres will not required for schemes over 2,500sqm of a planning application and be based locally set floorspace threshold. be permitted if: (gross) that are located outside of a upon an up-to-date evidence and designated town centre and not in information base. The PPG should be used 555. i It would be liable to have a significant accordance with the Local Plan. The purpose of the test, as defined in the adverse impact on the vitality, viability and to determine the key steps to be taken when carrying out an impact assessment, NPPG, is to ensure that the impact over diversity of existing centres; or The application of the impact test should but in general impact assessments should time of the proposal on existing town be proportionate and appropriate for the ii It would have a significant adverse include information on: centres is not significantly adverse. The impact on existing, committed or planned given proposal. test relates to retail, office and commercial investment in a centre or centres in the • The cumulative impact of the proposal on existing, committed and planned leisure development only. The impact must catchment area of the proposal. be assessed in relation to all town centres investment in a centre or centres in the that may be affected. Within Bath, an Impact Assessment will catchment area of the proposal; be required for Use Class A1-5 retail • The impact of the proposal on town 556. proposals over 500sqm (gross) that are The B&NES Retail Study Stage 2 Report centre vitality and viability, including located outside of the designated town local consumer choice and the range (2015) sets out the justification for setting a centres and not in accordance with the and quality of the comparison and locally set floorspace threshold. Local Plan. convenience retail offer; 557. For the rest of the District, an Impact • The impact of the proposal on allocated Proposals for small scale local shops (under Assessment will be required for Use Class sites outside town centres being 280sqm) should refer to Policy CR4. A1-5 retail proposals over 280sqm (gross) developed in accordance with the that are located outside of the designated development plan; and town centres and not in accordance with • The impact of the proposal on in-centre the Local Plan. trade/turnover and on trade in the wider area, taking account of current and future consumer expenditure capacity in the catchment area up to five years from the time the application is made. 559. Compliance with the sequential and impact tests does not guarantee that permission is granted. The Council will consider all material considerations in reaching a Placemaking Plan Policy decision.
206 562. 564. 567. Primary Shopping Primary Shopping Frontages are defined Consultation feedback suggested that in Outside of the Primary Shopping Areas and Primary where there will be a high proportion some areas, these uses had become over Frontages, but within a Primary Shopping of Use Class A1 retail uses. A Primary concentrated and that there was a negative Area or Town Centre, the strategy seeks Shopping Frontages Shopping Area is a defined area where impact on residents’ amenity, resulting to ensure that the range of uses which are 560. Class A1-A5 retail development is from noise and anti-social behaviour. Other provided contribute to the health of the The boundaries of Town Centre Primary concentrated. Together they represent the feedback suggested that some non-A1 town centre. In referring to ‘Town Centres’ Shopping Areas and Primary Shopping retail core of centres. The Policies Map uses, such as banks and cafes can have a Policy CR3 applies to all centres within Frontages are defined on the Policies Map. shows the boundaries of Primary Shopping positive effect on footfall within centres. the hierarchy identified in Policy CP12 as Areas and Frontages within the main defined in the glossary to Placemaking Plan 561. 565. centres of the District. This is important as (see volume 6). Policy CR3 aims to support vitality and Policy CR3 therefore introduces a more the NPPF states that when considering the viability and promote diversity within the flexible approach in relation to Primary 568. sequential test for retail development, an centres identified in Core Strategy Policy Shopping Frontages, acknowledging that Policy CR3 is subject to the limitations ‘edge of centre’ location is deemed to be CP12 by maintaining a healthy mix of uses retail can benefit from having diverse, presented by national permitted one that is well connected and up to 300m within a variety of unit sizes capable of non-A1 neighbours, creating a richer mix development rights and prior approval from the Primary Shopping Area. accommodating a range of retailers and of footfall. It allows the Local Planning regime which affects some retail uses. The associated uses. 563. Authority to maintain a primary shopping latest Town and Country Planning (General The previous Local Plan was very restrictive function in the defined frontages whilst Permitted Development) (England) Order about the uses permitted within Primary allowing other Class A uses which can should be consulted. Shopping Frontages (the loss of an A1 also add to the attractiveness of, and shop use from the ground floor was not vitality within, a town centre. However, it is permitted). This has been very successful imperative that a balance is maintained and in maintaining the Primary Shopping the focus of the centres remains retail (A1) Frontages as predominantly A1 retail areas. based. Conversely, it has also had the effect 566. of restricting other uses such as cafes The main centres were subject to a Goad and restaurants to areas outside of the survey in 2014 which forms the basis of the frontages, and concentrating them within definition of Primary Shopping Frontages certain areas of the city centre. and Primary Shopping Areas. A Frontage is considered to be the active parts of the shop, usually containing the shop entrance and/or large shop window.
207 569. iv Be compatible with a retail area in In order to assist applicants and the Dispersed Local Shops that it includes a shopfront with a display POLICY CR3: decision maker, applications should include 570. function and would be immediately the following information: Outside the centres identified in Core accessible to the public from the street. Primary Shopping Strategy Policy CP12 and on the Policies • The location and prominence of the Development outside Primary Shopping Map there are many small shops spread premises; Areas and Frontages throughout the District both within the • The size and width of the premises; urban areas and in villages. These can Outside the Primary Shopping Frontage Primary Shopping often serve day to day needs and offer but within Primary Shopping Areas and • The number and distribution of other valuable social and community benefits Town Centres, the loss of Use Class Frontages existing and committed non-A1 uses but a wide range of factors has contributed A1 retail floorspace will be permitted Development within Primary Shopping within the defined primary retail frontage to a gradual reduction in the number of provided that a healthy balance Frontages (including any premises subject to current such units. While most of these factors are and diversity of uses is retained and Permitted Development changes of use); beyond the scope of planning powers Within Primary Shopping Frontages concentrations of uses other than Use • Where applicable, the length of vacancy the Council will seek to encourage the identified on the Policies Map Class A1 are avoided. The proposed of the premises and evidence of provision of new small shops in suitable development will be expected to maintain use should still attract pedestrian activity marketing for the current permitted use; cases and will promote the retention or provide active ground floor uses. and footfall to the centre and should of units with the potential to provide not significantly harm the amenity of the Within Primary Shopping Frontages • The nature and character of the proposed continuing key retail services to their local area. The proposed use should not have change of use of shops (Use Class A1) to use; and residential communities. an unacceptable impact on the vitality, another use will not be permitted (subject • The design of the shop-front (with viability and diversity of the centre. 571. to permitted development rights) unless reference to Policy D.9 and where the proposed use would: Where appropriate the provision of applicable individual Conservation Area small-scale local shops should be i Make a positive contribution to the Appraisals, shop front guides and design encouraged. They should be located so vitality, viability and diversity of the centre; guides). as to be accessible by a variety of means and of transport and they should not adversely impact upon the amenity of existing or new ii Not fragment any part of the Primary Shopping Frontage by creating a residents. In rural areas provision may also significant break in the shopping frontage; be made via farm shops. This is covered and under Policy RE3. Whilst such shops can provide a useful service, their potentially iii Not result in a loss of retail floorspace of adverse impact on the viability of existing a scale harmful to the shopping function village shops would need to be carefully of the centre; and considered (refer to Policy CR1 and CR2).
Placemaking Plan Policy
208 Outside the centres defined in Core 573. This investment, together with the more Strategy Policy CP12 and on the Policies It is important that the positive benefits flexible approach proposed in Policy POLICY CR4: Map proposals for development of that a market can bring to a centre are not CR3 will help provide the conditions for appropriately located small-scale local reduced by a detrimental impact upon reversing the decline of this centre. Dispersed shops (less than 280sqm gross floorspace pedestrian movement around a town 577. which provide for local needs) within centre and on the public realm (cross refer The London Road and Snow Hill Local Shops a settlement with a defined Housing to Policies D1, D3 and D4). Partnership have developed a vision for the Outside the centres defined in Core Development Boundary will be supported. Strategy Policy CP12 and on the Policies London Road future of London Road: Map, proposals for development of Markets appropriately located small-scale Local Centre London Road Vision 572. local shops (less than 280sqm gross 574. The London Road is a key gateway Markets contribute to the range of floorspace which provide for local The London Road has been a key entrance to the city centre of Bath which has shopping opportunities and choices within needs) within the existing urban area to Bath since Roman times, and is of great been enhanced by recent public realm the District and also to the cultural identity of Bath or a settlement with a defined architectural and historic interest due to improvements. It will retain and enhance and local economy of different centres. Housing Development Boundary will be the high density of listed buildings. The its reputation as a destination for shopping, They provide an important outlet for supported. area has a long and proud tradition of building on its strengths as a retail independent and start-up businesses and community. However, London Road Local destination for furniture, antiques and Proposals over 280sqm gross can make an important contribution to the Centre was identified in the Core Strategy unusual artefacts of decorative interest. floorspace will be considered against diversity of retailing in particular areas. The as a declining centre, and an area of Retaining car parking for shoppers is Policy CR1 and Policy CR2. NPPF states that local authorities should deprivation. The Core Strategy committed essential. The area will continue to seek retain and enhance existing markets and, Proposals for a change of use of an the Council to consider policy options improvements to its appearance and where appropriate, re-introduce or create existing small-scale local shop must be for the centre, including the scope for public realm, taking inspiration from new ones, ensuring that markets remain supported by a viability assessment to consolidating and strengthening its retailing its architectural and historic context, in attractive and competitive. Core Strategy demonstrate that the unit is not capable role, enabling its regeneration, supporting order to remain a vibrant and vital place Policy CP12 encourages their use and of continuing in retail use. business development and improving its and encourage more people to travel states that markets will be primarily located appearance as a key route into the central through it by foot or cycle. Improvements within, or where appropriate, adjoining area. to air quality will be sought, in line with the town centres. Bath Transport Strategy, by reducing the 575. impact of vehicles by supporting trips that In recognition of this, the Council has are made by means other than the car, invested over £1 million to deliver a particularly encouraging more people to combination of improvement projects use public transport. Further tree planting to the look, feel and appearance of this along London Road will be encouraged, area, creating the conditions needed for and the green spaces around the area will rejuvenation and encouraging greater be retained and enhanced. private sector investment. The scheme includes improvements to cycling provision, landscaping, and parking provision.
Placemaking Plan Policy 576.
209 Permitted Development Rights and Prior Approval Affecting Centres and Retailing within B&NES 578. The Government has introduced new national permitted development rights in order to make it easier for businesses to make best use of their premises; deliver more homes; support high streets; simplify the change of use system; and support sustainability by promoting the reuse of buildings. They are a national grant of planning permission which allow certain building works and changes of use to be carried out without having to make a planning application. The Prior Approval procedure requires a developer to provide some basic information about a proposed extension and involves a process of consultation with immediate neighbours. These rights mostly sit within Part 3 of Schedule 2 to the General Permitted Development Order. 579. The GPDO may in some cases override the Development Plan. 580. Where the GPDO refers to ‘key shopping areas’, The Local Planning Authority interprets these as the designated centres identified in Core Strategy Policy CP12.
210 PROMOTING SUSTAINABLE TRANSPORT 582. 583. Transport and Movement The B&NES highway network remains This approach is in line with national Creating Better 581. heavily trafficked highlighting the need objectives and the Council’s Sustainable Places The approach of the Local Development to undertake transport and access Community Strategy. The approach also 584. Framework is to continue the longstanding improvements and major capital follows on from the five key goals of the This approach brings with it a wide range theme of reducing car dependency and infrastructure projects to facilitate growth Joint Local Transport Plan (JLTP3), which of benefits. The most significant, long term working towards making walking, cycling in housing numbers and jobs, to minimise are: benefit to B&NES is that this approach and use of public transport, the more the adverse effect of traffic, and to enable creates more economically successful, attractive options for travel. This approach • Reduce carbon emissions; environmental improvement to be made more sociable, healthier, more accessible is embodied in the strategic objectives of to existing centres. The Council remains • Support economic growth; and more inviting places in which to live, the Core Strategy, and the place based concerned with the impact of through • Promote accessibility; work and visit. sections in seeking to enhance the walking, traffic, particularly HGVs, on the WHS. cycling and public transport network from This is compounded by the incomplete • Contribute to better safety, 585. existing communities to jobs, local services, nature of the Trunk Road Network to the security and health; Whilst good accessibility is of absolute facilities and attractions. The Council east of the city. The Council will work importance for places to function • Improve quality of life and a will continue to work with neighbouring with neighbouring authorities, including effectively, better and more sociable places healthy natural environment. authorities to address these issues. Wiltshire Council, to address the problem are created where people dominate, rather of through traffic in Bath, particularly traffic than vehicular traffic. Streets are not just that currently uses the A36-A46 route for movement; they form the shared public through the city and continue to press space between buildings, where city, town Highways England and Transport Ministers or village life takes place. This is particularly to take steps for solutions to be identified the case in our historic settlements that and funded in the next Road Investment have not been designed to accommodate Strategy to be published in 2020. The the current levels of vehicular traffic that Council will also review the A4 corridor they often have to endure. There is a strong and, in particular, consider how best to correlation between an enhanced public improve the environment within Saltford realm and better places; the experience and improve journey times and reliability of numerous cities around the world is between Bristol and Bath. This will include testament to this approach. the options for a bypass of the village.
212 586. transport on climate change and air quality, Measures that support the shift to more Climate Change particularly in Air Quality Management Historic Environment and sustainable modes of transport and that and Air Quality Areas (AQMA) in Bath, Keynsham, Saltford Public Realm improve levels of accessibility to and within and in future AQMAs, will be managed in 589. 592. Bath, Keynsham, Somer Valley and the Rural JLTP3 states ‘In 2008, road transport accordance with the NPPF. Improvements to parts of the District’s Areas will be supported and promoted. represented 32% of West of England CO2 historic settlements will become possible by 587. emissions. This amounts to some 2.16 Health, Obesity and Well reducing the volume of traffic using historic Other critical benefits to undertaking this tonnes per head of population, similar to the Being streets and spaces. The management of approach include meeting our reduction national average of 2.13 tonnes. In reducing the highway network, particularly in local 591. in CO2 emission targets, addressing rising road transport carbon emissions JLTP3 centres, residential areas, places of higher Continuing with the shift to more active obesity levels and general health risks focuses on: pedestrian footfall and/or areas of historic travel is a key way of helping to tackle the arising through a lack of physical activity, and significance, to support the development of • Promotion of lower carbon choices pressing issues associated with poor health, enabling improvements to be made to our stronger communities and the creation of rising obesity and general well-being. It historic environment and public realm. • Providing alternatives to the car high quality public realm and better places is estimated that by 2050 almost 60% of is supported by the Local Development • Influencing travel behaviour and managing the UK population could be obese with Framework. This approach is reflected in travel demand the economic cost reaching £49.9 billion the Council’s Public Realm and Movement • Workplace and school travel plans at today’s prices (Government Office of Strategy for Bath City Centre. Science, Foresight Tackling Obesities: • Personalised travel planning Future Choices, 2007). Increased levels of • Improvements to walking and cycling walking and cycling in particular will help to infrastructure achieve the strategic objective of promoting health and well-being. • Public transport enhancements • Integration of travel modes • Better information • Demand management and reducing the need to travel through technology and spatial planning • Introduction of an appraisal of the impact of scheme/programme/policy options to inform their selection or otherwise for inclusion in JLTP3 delivery plans • Robust understanding of the contribution to carbon reduction (or carbon increase) that each scheme, programme, policy is expected to deliver 590. The reduction of the adverse effects of
213 historic environment and World Heritage Policy Aims 598. Promoting Site status; and The vision for the Joint Local Transport - Enable a shift to more sustainable modes Plan 3 (JLTP3) is to seek an affordable, low Sustainable Travel - Improving the quality of life in the city. of transport carbon, accessible, integrated, efficient 593. It is important that the need for new 596. - Need to identify and safeguard routes and reliable transport network to achieve development is balanced with minimising To complement the Bath Transport Strategy, crucial to widen transport choice and a more competitive economy and better traffic congestion and making places further transport strategies are being support major new development connected, more active and healthy progressed for other areas within B&NES, communities by 2026. more accessible by sustainable modes - Need to provide safe sustainable initially Keynsham. Transport Strategies of transport. This reflects the approach transport routes 599. for Somer Valley and Chew Valley are outlined in the Core Strategy and ‘Getting Policy ST1 seeks to help achieve these in development. The ‘Getting Around - Promote walking and cycling to promote Around Bath – A Transport Strategy for aims and objectives by setting out the key Keynsham – Transport Strategy’ has the health and wellbeing Bath’ which place emphasis on the need principles which should be addressed following objectives: to reduce car dependency and promote - Improve accessibility for people of all ages when designing a development. sustainable modes of transport. This is key - Minimising the future increase in traffic and mobility and sensory abilities in making places more accessible for all congestion; and healthier environments. 597. - Supporting and enabling the local The NPPF recognises the key role transport 594. economy; policies have in facilitating sustainable One of the core principles of the NPPF is development and contributing to wider - Promoting sustainable mobility; to ‘actively manage patterns of growth sustainability and health objectives by to make fullest possible use of public - Widening travel choice; supporting and promoting sustainable transport, walking and cycling, and focus transport modes, so that people - Improving connections, particularly to significant development in locations which can choose how they travel. It also improved rail services and the town are or can be made sustainable.’ This acknowledges that different place specific centre; principle will underpin the sustainable policy solutions and measures may be transport policies in this Plan. - Widening access to opportunities: jobs, required. learning, training, leisure and other local 595. ‘Getting Around Bath – A Transport facilities; Strategy for Bath’ was adopted in - Improving air quality and reducing vehicle November 2014. Its principal objectives are: carbon emissions; - Supporting and enabling economic - Improving the quality of life for residents; growth, competitiveness and jobs; - Ensuring that all traffic management and - Improving air quality and health, reducing pedestrian schemes are designed to take vehicle carbon emissions; mobility needs in to account; and - Promoting sustainable mobility; - Maximising safety for all transport users. - Widening travel choice; - Widening access to opportunities: jobs/ learning/training; - Safeguarding and enhancing the unique 214 5 safeguard, enhance and extend the Sustainable POLICY ST1: network of public rights of way and cycle POLICY ST2: routes; Transport Routes 600. Promoting reduce the adverse impact of all Sustainable 6 B&NES Council and Sustrans have forms of travel on the natural and built carried out a wide ranging review of cycle Sustainable environment; Transport Routes routes and developed a number of cycle Development which prejudices the use Travel 7 ensure development does not prejudice proposals for Chew Valley, Keynsham, of former railway land for sustainable In order to ensure delivery of well- the efficient functioning and acceptable Midsomer Norton, Radstock and Bath. transport purposes as shown on the development of the railway network; connected places accessible by 601. Policies Map will not be permitted. sustainable means of transport, planning 8 promote the use of car clubs and There are sections of safeguarded former permission will be permitted provided the electric cars; railway land not included in Sustrans’ following principles are addressed: recommended cycle routes, and whilst ensure access to high quality public 9 further work needs to be undertaken 1 reduce the growth and the overall level transport facilities is achieved by in the context of the Sustrans review, of traffic and congestion by measures improving existing and providing new the Council will continue to give policy which encourage movement by public public transport facilities which would protection to these. This will include the line transport, bicycle and on foot, including increase the proportion of journeys made of the sustainable transport link from the traffic management and assisting the by public transport; integration of all forms of transport; Newbridge area to Bath city centre serving 10 support and promote measures which the Bath City Riverside Enterprise Zone. 2 reduce dependency on the private car; reduce the levels of traffic pollution in the Land safeguarded for Sustainable Transport purposes is shown on the Policies Map. 3 give priority to pedestrian and cycle interests of improving health and quality of movements, and have access to high life and reducing harmful impacts on the quality public transport facilities; built and natural environment; and 4 provide and enhance facilities for 11 schemes should safeguard affected pedestrians, cyclists and the mobility heritage assets and the historic impaired including segregated provision environment. that is fit for purpose;
Placemaking Plan Policy Placemaking Plan Policy
215 604. Recreational Routes This accords with ‘Getting Around Bath – A 602. Transport Strategy for Bath’, which identifies POLICY ST2A: National planning policy promotes the that walking is the highest modal priority in protection and enhancement of public the transport strategy. Recreational rights of way (PROW) and access including making links to existing rights of way 605. Routes networks. Bath and North East Somerset Policy ST2A seeks to ensure that any 1 Development which adversely affects has an extensive network of PROW publicly accessible routes are not adversely the recreational and amenity value of, or including a number of long distance and affected by development proposals. Where access to, public rights of way and other circular routes which form an integral part a recreational route follows the line of a publicly accessible routes for walking, of the overall leisure and recreational former railway, its course is protected as a cycling and riding will not be permitted, provision. sustainable transport route. unless any harm can be successfully mitigated. 603. The Council aims to develop a safe, 2 A development proposal affecting a convenient, efficient transport infrastructure publicly accessible recreational route which encourages and facilitates walking will be expected to maintain and/or and cycling, and which minimises reliance incorporate the route within the scheme on, and discourages unnecessary use of, and, depending on the location, the private cars, especially for local trips. This Council will seek to negotiate the will help increase the role of walking and provision of additional linkages between cycling as key transport modes and to urban areas and the wider countryside, assist in reducing the use of private cars, open spaces and the River or Canal. by raising the status of walking and cycling 3 Development that adversely impacts and promoting them as safe and healthy on the established cycle routes means of transport. shown on the Policies Map will not be permitted, unless any harm can be successfully mitigated.
Placemaking Plan Policy
216 608. 611. Transport The Council recognises the need for Policy ST3 seeks to ensure that transport Infrastructure further studies to assess the A4 Saltford infrastructure is designed to the highest bypass, and an east of Bath link designed standards possible. ‘Getting Around Bath – 606. The Core Strategy highlights the need to remove through traffic. The Keynsham A Transport Strategy for Bath’ highlights that to carry out transport and access Transport Strategy recognised the need consideration for the needs of people with improvements and to secure the necessary to provide an alternative route for traffic mobility impairments is regarded as a core capital infrastructure projects to enable the seeking to travel between the A4 and the element of the strategy. This is reflected in increase in housing numbers and jobs to A37. B&NES will work with Bristol & South Policy ST3. be delivered. Core Strategy Policy CP13 Gloucestershire to develop a solution to also requires that new development is this issue. supported by the timely delivery of physical infrastructure necessary to support that Development development. of Transport 607. Infrastructure The Council inherited a number of highway improvement schemes from the 609. former Avon County Council. The only As with other development well planned former scheme being pursued is the solutions are paramount in the design of improvement of the Lower Bristol Road transport infrastructure proposals. Core (A36) east of Fieldings Road to Churchill Strategy Policy CP6(1) requires high quality Bridge, which now includes the Pines Way and inclusive design of schemes, including gyratory as shown on the Policies Map. transport infrastructure, which reinforces This route is safeguarded to provide for and contributes to its specific local context, future improvements to bus priority, cycle creating attractive, inspiring and safe and pedestrian facilities, and public realm places. enhancements. The principles listed in 610. Policy ST3 will be expected to apply to the The Council aims to give as much attention implementation of the scheme. as possible to the details of both public and private proposals. There will also be a rigorous assessment of the need for the scheme.
217 5 The need for provision in appropriate Rail Freight Facility POLICY ST3: cases of street furniture which aids POLICY ST4: security of premises without adversely Westmoreland Station Transport affecting pedestrian circulation; Road, Bath Rail Freight 6 The environmental benefits to be 612. Infrastructure secured through implementation of The NPPF discusses the provision of Facility Within the context of Core Strategy Policy the scheme and any additional traffic viable infrastructure necessary to support Land at Westmoreland Station Road, CP6(1) the development of transport management or calming measures sustainable development including rail Bath as defined on the Policies Map will infrastructure will only be permitted needed to maximise those benefits freight interchanges. The railhead at be safeguarded as a rail freight facility provided that the following requirements should be clearly articulated; Westmoreland Station Road, Bath has been and interchange. have been met: used to transfer and transport compacted The quality, patronage and efficiency of 7 waste and may have the potential to be 1 There is no unacceptable impact on public transport operations must not be used in the transportation of aggregates in heritage and environmental assets and compromised; amenity including the World Heritage the future. It has been safeguarded through Site and its setting, Areas of Outstanding 8 The response time of emergency successive Local Plans and Policy ST4 Natural Beauty and Natura 2000 sites services must not be compromised; and continues this role. (SACs/SPA); 9 The acceptable provision for the 2 The visual and functional impact of transportation of materials to and from the scheme and any associated surface the site or disposal of spoil during treatment, street furniture, signing, construction. road markings, roadside verges and All highway infrastructure will be required lighting upon the character of the area is to comply with national guidance and minimised; standards set out in ‘Manual for Streets’, 3 The impact of noise and other forms ‘Manual for Streets 2 – wider application of pollution on surrounding land uses of the principles’, the ‘Design Manual for from traffic likely to be generated by the Roads and Bridges’ and any subsequent proposal is minimised; updates to these documents. 4 The needs of pedestrians including those with impaired mobility, cyclists and horseriders are met;
Placemaking Plan Policy Placemaking Plan Policy
218 616. Traffic Management schemes in Rail Station at The next step will be to consider and residential areas should aim to reduce the identify a preferred option/site for the new POLICY Saltford speed of traffic and to discourage through station, which will require an estimated 613. ST5: Traffic traffic from using unsuitable routes. The opportunity for re-opening a station at 200 parking spaces in order to be viable. Saltford has arisen from work undertaken However, it may need to be addressed as Management by the West of England on the MetroWest part of any future Local Plan review. Project. This will provide an additional train Traffic Management Proposals service between Bath and Bristol each hour With reference to the principles in Policy (in both directions) and the potential for an Proposals ST3, traffic management proposals for the additional station as well. 617. centres of Bath, Keynsham , Midsomer 614. The Core Strategy highlights that Norton, Radstock, Westfield and A public consultation on the three ‘improvements to parts of the District’s Peasedown St John will be expected to: potential options for the proposed station historic settlements will become possible 1 discourage through traffic and other was completed in 2013 and the results by reducing the volume of traffic using unnecessary motorised vehicles from the considered by Cabinet in 2014 when historic streets and spaces.’ It supports main shopping streets; it was agreed that, before deciding to the management of the highway network, progress to the next stage of Network particularly in local centres, residential 2 enhance vitality and viability; Rail’s Governance for Railway Investment areas, places of higher pedestrian footfall 3 secure improvements for pedestrians, Projects (GRIP) process, further work and/or areas of historic significance. This cyclists and the mobility impaired; should be undertaken to see if there were also helps with the creation of high quality a location for a station which would have public realm and better places, and is an 4 facilitate the improvement of public additional parking and better access from approach reflected in the Council’s Public transport integration; the A4. In addition confirmation that the Realm and Movement Strategy. 5 ensure the needs of all road users new rail timetable could accommodate the are taken into account and the servicing station at Saltford is still needed. 618. The purpose of Policy ST5 is to provide needs of commercial, cultural, recreational 615. specific guidance for traffic management and residential activities are met; No timescale has currently been set for the proposals and sets the high level 6 improve air quality; and delivery of the project; however progress is principles within which more tailored traffic dependent on the successful completion of management schemes may be devised. 7 be designed to respect local Phase 1 of the MetroWest project which is distinctiveness and not detract from the due for completion in 2019. quality of the historic, environmental and cultural assets
Placemaking Plan Policy
219 621. 623. Park & Ride Policy ST6 will be used to assess Park and Any proposals for development within the 619. Ride schemes, both extensions to existing Green Belt will have to comply with national The Council proposes to expand the provision Park & Ride sites and a new facility to the Green Belt policy. The NPPF states that local of Park and Ride facilities serving Bath as part East of Bath. The need for and benefits of transport infrastructure which can demonstrate of a wider strategy promoting sustainable extending existing sites and developing a a requirement for a Green Belt location is not means of transport and reducing the impact of new facility will need to be weighed against inappropriate in the Green Belt, provided it vehicles in the city and in particular its historic the harm to environmental assets and, where preserves the openness of the Green Belt and core. Enhanced Park & Ride provision will help relevant, the Green Belt. It is proposed that the does not conflict with the purposes of including to remove a variety of vehicular trips from the criteria in Policy ST6 guide all Park and Ride land in the Green Belt. city arising from both existing pressures and site development to ensure a consistency of 624. those associated with growth generated by the approach. Enterprise Zone. In addition to the Park & Ride Any proposal affecting the AONBs will need to improvements already implemented through 622. take into account advice in the NPPF. the Bath Transport Package the existing Park All proposals should be thoroughly evaluated and Ride sites at Newbridge, Odd Down and to ensure that the most sustainable locations Lansdown are likely to need further expansion are selected, and that all relevant impacts and a new Park & Ride site to the East of Bath are properly assessed. In particular, any provided to improve access from that side of proposal will be expected to be informed by the city. an assessment of impact on the Outstanding Universal Value of the World Heritage Site 620. and its Setting. This process should be An independent review of potential sites for a undertaken by using the ICOMOS ‘Guidance Park and Ride sites facility was carried out in on Heritage Impact Assets for Cultural World 2013. The Council has also consulted with the Heritage Properties’ and Historic England’s public to help identify the most appropriate Good Practice Advice ‘The Setting of Heritage location. No final decision has been made Assets’ and applying the Council’s Bath World on a preferred site. The general area under Heritage Site Setting SPD. consideration is indicated on the Bath Spatial Strategy diagram for reference. In addition the strategy diagram also indicates the locations for the future expansion of existing Park & Ride sites.
220 e provision is made for the needs of those POLICY ST6: Park with impaired mobility and for the safety and security of all users; and and Ride f in the case of Park and Ride 1 Development of new or expansion development in the Green Belt, it can be of existing Park and Ride sites will be demonstrated that there is a requirement permitted provided: for a Green Belt location and it preserves a clear and convincing justification is the openness of the Green Belt and does provided for any harm to the World not conflict with the purposes of including Heritage Site or significance of other land in it. designated heritage asset, with the Applicants will also be required to degree of public benefit weighed against demonstrate that the scheme complies the level of harm; and with all other relevant national and local b that proposals within the Cotswolds planning policies that affect the site and its AONB accord with national policy for location. determining planning applications for major development within an AONB; and c that proposals affecting European sites meet the provisions of Policy NE3; and d that there is no unacceptable impact on the surrounding road network and its capacity to safely accommodate potential traffic generation; and
Placemaking Plan Policy
221 - improvements can be undertaken - development making a financial Development within the transport network that cost contribution towards the implementation Management, effectively limit the significant impacts of of the Council’s transport strategies. the development. Development should Such contributions will be tailored as far Transport, Access only be prevented or refused on transport as possible according to the nature and and Parking grounds where the residual cumulative location of the development. impacts of development are severe. 625. 628. Developers are required to submit 627. More detailed information on travel plans, sufficient information to enable the Developments should also make a positive transport assessments and statements Council to assess these matters, and to contribution towards the achievement of in decision-taking can be found in the demonstrate that any traffic reduction the Council’s traffic reduction targets. This National Planning Policy Framework and targets or initiatives aimed at promoting can be achieved through, for example: Planning Practice Guidance. public transport, cycling and walking set out in the Local Transport Plan will not be - development being located and designed 629. jeopardised by their proposals. in such a way that it seeks to discourage Policy ST7 sets out the policy framework car use and encourages travel by other for considering the requirements and 626. modes. implications of development for the National planning policy requires that all highway, transport systems and their users. - occupier(s) of the development seeking developments that generate significant This will ensure that the direct and indirect to secure changes in the travel behaviour amounts of movement should be impacts of schemes are properly assessed. supported by a Transport Statement or of employees, clients or other visitors Transport Assessment. Plans and decisions by drawing up a workplace or school should take account of whether: travel plan to be submitted to the Council for approval very often as a Planning - the opportunities for sustainable transport Obligation. These Plans do not have to modes have been taken up depending be associated with development and can on the nature and location of the site, be phased to take account of planned to reduce the need for major transport improvements in public transport for infrastructure; example. - safe and suitable access to the site can be - developers of smaller scale residential achieved for all people; and schemes providing ‘Welcome Packs’ to encourage occupants to travel sustainably
222 632. 3 Transport assessments/statements Parking Standards The NPPF reflects this approach to parking POLICY ST7: Planning applications for developments 630. by referring to both residential and non- that generate significant levels of Bath and North East Somerset’s previous residential development, leaving it to local Transport movement should be accompanied Local Plan (2007) set out the maximum authorities to decide whether there is a by a transport assessment or transport car parking standards required for new need for parking standards by advising: Requirements for statement in accordance with National development proposals reflecting previous If setting local parking standards Planning Policy Framework and national planning policy set out in PPG13 for residential and non-residential Managing Planning Practice Guidance. Schemes (Transport). The policy of restricting the development, local planning authorities will be expected to be tested through level of parking provision particularly in new should take into account: Development the Council’s transport modelling, as residential developments, has promoted 1 Development will be permitted providing necessary. less reliance on the motor vehicle and a - the accessibility of the development; the following provisions are met: move to more sustainable and healthy 4 Parking methods of travel, particularly for shorter - the type, mix and use of development; a highway safety is not prejudiced; a An appropriate level of on-site servicing journeys. - the availability of and opportunities for b safe and convenient access to and and vehicle parking and cycle parking public transport; 631. within the site for pedestrians, cyclists should be provided in accordance In January 2011, the Government - local car ownership levels; and and those with a mobility impairment is with the parking standards as set out in announced the removal of national limits provided or enhanced; Schedule 2 – Parking Standards and in on residential parking. Local authorities are - an overall need to reduce the use of high- Schedule 1 – Parking for Disabled people. c suitable vehicular access; still able to set parking standards for their emission vehicles. areas, but they should do so having regard d no introduction of traffic of excessive b There should be no increase in on- 633. volume, size or weight onto an unsuitable street parking in the vicinity of the site to local circumstances and without trying to The Department for Communities and Local road system or into an environmentally which would affect highway safety and/or control car ownership. However the need Government (DCLG) issued a statement sensitive area; residential amenity. to promote sustainable transport outcomes on 26 March 2015 regarding the setting is not affected. of local parking standards, to be read c To ensure that parking standards e no traffic mitigation measures are alongside the NPPF. This states that: “Local are applied using a flexible approach required that would harm the historic or planning authorities should only impose departures from the prescribed minimum natural environment; local parking standards for residential and and maximum parking standards are non-residential development where there f provision made for any improvements to able to be sought where specific is clear and compelling justification that it the transport system required to render circumstances can be demonstrated. Any is necessary to manage their local road the development proposal acceptable; reduction in minimum residential parking network.” g secure and accessible cycle storage standards will require the completion of facilities. an accessibility assessment which will form the basis for any discount from the 2 In the case of new development prescribed standard. proposals, facilities for charging plug-in and other ultra-low emission vehicles will be sought where practicable.
Placemaking Plan Policy 223 636. Parking Standards in This approach is also supported by the Diagram 9 – Bath City Centre Zone Bath & North East recently adopted Bath Transport Strategy which states that “additional parking in Somerset the core of the city is not really an option 634. because space is scarce and more traffic When devising parking standards for Bath would be undesirable.” & North East Somerset recognition has been paid to the fundamental difference 637. between the provision of spaces in Two parking zones have been introduced residential developments as origin parking for Bath: a City Centre Zone and a Bath and spaces in employment, retail and Outer Zone covering the remainder of Bath. leisure developments as destination The boundaries of each of these zones can parking. The shift in residential standards be seen in Diagrams 9 and 10 below, with acknowledges that where constrained the City Centre Zone following the line of approaches to origin parking have not the city centre defined in the Core Strategy. been supported by effective controls, problems affecting the use and enjoyment of streets have often arisen. Bath 635. There currently exists a clear and compelling justification for introducing a Diagram 10 – Bath Outer Zone prescribed parking standard for Bath based upon: • Poor air quality • Existing congestion levels within the city, and • Overspill parking from new developments on the outskirts of the city that require the authority to introduce controlled parking zones and more enforcement
224 This approach for parking in the City Centre 645. Bath City Centre Zone Zone is justified as any development Bath Outer Zone The standards strike a balance between Non-residential located in this zone is within a reasonable Non-residential allowing proportionate and complementary walking distance of key services and parking provision in new developments, 638. 643. For B1 uses in the City Centre the parking facilities, and is in the most accessible The non-residential parking standards whilst at the same time not discouraging standard is 1 space 400 sq metres. For all location within the Council area. The for the Bath Outer Zone are defined as businesses from locating or expanding other non-residential development uses, development will therefore benefit from a maximum standards. These are set out in in Bath, or potentially transferring unmet the parking standard will be zero provision range of travel options. Schedule 2 – Parking Standards at the end parking demand onto residential streets. Any departure above the prescribed within the City Centre Zone exclusive of any 641. of this volume. parking standards will need to be fully operational requirements such as servicing/ Such an approach is consistent with 644. maintenance/loading, and accessible justified including reasoning why greater current transport and planning policy which It is widely acknowledged that restricting parking specifically for Blue Badge Holders, use of more sustainable transport solutions seeks to direct development to the most parking at the origin of a journey is less where some provision may be required. is not a suitable alternative. Furthermore sustainable locations, reduce the intrusion effective than restricting parking at the Any departure above the prescribed a significant reduction in proposed of vehicles in the historic core of Bath and destination. Therefore an important parking standards for B1 uses will need to parking from the prescribed maximum protect the World Heritage Site. contribution to reducing traffic growth be fully justified including reasoning why standards will need to be fully justified by and congestion can be made by local greater use of more sustainable transport 642 an accessibility assessment and car parking authorities using their development control solutions is not a suitable alternative. Any departure above the prescribed management strategy. This is to ensure parking standards will need to be fully powers to limit the amount of parking that proposed parking is not reduced to the Residential justified including reasoning why greater associated with new business premises. extent that it could lead to unmet parking use of more sustainable transport solutions demand being transferred onto nearby 639. For all new residential development of any is not a suitable alternative. streets. size in the City Centre Zone the parking standard is 0.5 spaces per dwelling. This standard is based on Census 2011 data that shows car ownership levels for those living in central Bath to be 0.5 cars per dwelling.
640.
225 Residential 652. 654. Bath and North East This approach for residential development, The approach of restricting parking 646. based on minimum parking standards provision has had some success in city Inside the Bath Outer Zone minimum Somerset Outside of Bath allows more flexibility as the Council will centres where public transport provision is parking standards apply for residential Non–residential still be able to negotiate higher levels if good, the distance to important community parking. These are set out in Schedule 649. deemed necessary. This is in contrast to services is short, and plenty of local 2 – Parking Standards at the end of this For non-residential developments outside the existing maximum parking standards in shopping is available. In inter-urban and volume. the City of Bath, parking requirements will the current Local Plan that do not allow for rural communities where mobility is more 647. be determined on an individual basis (i.e. any flexibility upwards in parking provision. reliant on access to a car, many residential Previous parking policy to reduce car travel case by case). developments have been suffering from 653. through reducing availability of parking strict limitations of parking allocation. This 650. Any departure or reduction in parking at both the origin and destination has not inevitably results in parking problems which This approach reflects the position that the spaces from the prescribed standards will worked at the point of origin; therefore manifest themselves in pavement parking, Council is best placed to take account of need to be fully justified by an accessibility vehicle parking standards need to be obstruction of driveways and accesses, local circumstances, and is able to make assessment and car parking management increased, along with sustainable transport hindrance to larger delivery vehicles the right decisions for the benefit of its strategy (see below). Any car parking measures. By changing the origin car and refuse vehicles, damage to soft communities, as opposed to these being management strategy should include parking standard from a maximum to a landscaping and footways, and cluttered, dictated through national guidance and reference to off-site impacts, and existing/ minimum it is intended that appropriate unsightly streets. policy. proposed residents’ parking zones. parking facilities will be provided thereby minimising problems associated with on- Residential street parking. 651. 648. Similar to the approach for the Bath Outer Any departure or reduction in parking Zone, minimum parking standards will be spaces from the prescribed standards will applied to new residential development need to be fully justified by an accessibility outside the City of Bath. These are set out assessment and car parking management in Schedule 1 – Parking Standards at the strategy. The accessibility assessment is end of this volume. discussed in more detail in a later section. Any car parking management strategy will need to include reference to off-site impacts, and existing/proposed residents’ parking zones. All significant residential developments that consist of 10 or more dwellings in the City Centre Zone will require a parking assessment.
226 behaviour and be covered, well lit, safe (e.g. under cover or with secure lockers). Accessibility Cycle Parking and convenient. Formal cycle parking for Generally, the longer cycles are expected Assessment 658. flats should ideally be provided within the to be parked at a location, the higher Cycling is a key form of low carbon building, either in a ground floor communal the level of weather protection and 655. transport and is also part of a healthy The prescribed parking standards need to area close to the main entrance, under security required. This will be a matter lifestyle. The Council’s policies and be considered in a sensitive and flexible stairs or in underground or semi-basement for consideration on individual planning programmes facilitate the construction way that reflects local circumstances. An areas alongside other storage for applications. of cycle routes and cycling infrastructure accessibility assessment will be developed households, whilst maintaining fire escape throughout the area. However for cycling 666. to assess the acceptability of potential routes. rates to increase, it is equally important that In addition to the provision of secure departures from the prescribed minimum homes and workplaces have provision for 663. parking for visitors, as part of any residential parking standards and significant people to easily and safely keep and store Further information on the provision of agreement on Travel Plans, developers of reuctions to the maximum non-residential bicycles. secure cycle storage in domestic and non-residential proposals will be required parking standards as set out in Schedule 2. non-domestic developments can be to demonstrate that the Travel Plan has This will help inform the implementation of 659. found in Secured by Design’s publication considered the additional needs of Policy ST7. Cycle parking should be incorporated ‘New Homes 2014’ (see clause 35) http:// employees, such as lockers, changing and into the design of all developments www.securedbydesign.com/wp-content/ shower facilities. 656. (new, extensions or change of use). The The use of accessibility levels as a basis uploads/2014/02/SBD-NewHomes14- numbers of stands required are expressed for the departure from specific parking lowres.pdf. Provision for People with as minimum standards to reflect the standards is now an established policy sustainable nature of this mode of travel. Disabilities among many local authorities. The Council These are set out in Schedule 2 – Parking has identified a process, following best All Uses Cycle Provision 667. Standards at the end of this volume. Many disabled people rely on cars practice, to apply such an approach. 664. for getting about. Whether they drive Visitor cycle parking should be provided 657. themselves or ride with someone else, in well-overlooked areas, convenient for The assessment will require developers to Residential Cycle Provision the ease with which they can reach their access to the building. Sheffield stands undertake a questionnaire that will assess destination is almost always determined 660. the actual site in terms of local accessibility or similar should be used rather than less In residential developments, where no by where the car can be parked. Parking to non-car modes of transport. The secure front wheel holders which also have provision is specified, garages or car ports standards for people with disabilities is questionnaire will result in a development greater potential to damage bicycles. Cycle should be large enough to accommodate provided in Schedule 1 below. These being scored on the basis of the current stands need to be conveniently located bicycles. The dimensions and location of standards conform with guidance provided level of accessibility it has to non-car modes close to destination points, but clear of the doors should be such that bicycles can be in the Department for Transport’s Traffic of transport. The score will enable the site direct pedestrian desire lines. They should easily and conveniently taken in and out Advisory Leaflet 05/95 ‘Parking for to be assessed as having low, moderate, be detectable by blind or partially sighted without removing the car and bins, if these Disabled people’. high or very high local accessibility. This people. A ground level tapping rail at either are also stored in the parking area. score will then be translated into a discount end of a run of stands should be provided. from the prescribed parking standard. 661. 665. Where no suitably sized garage is available Standards for cycle parking are described cycle parking should be provided in secure either as “stands” or as “spaces”. Note covered areas. that one stand means a Sheffield Type Stand, which equates to two spaces. In 662. Shared cycle parking facilities should be some cases higher quality provision will located and designed to avoid anti-social be appropriate in the form of spaces 227 Schedule 1 – Parking for Disabled People
Description of Use Parking Provision minimum standards Notes
Employment Up to 200 spaces: Car parking spaces should be clearly identified for blue badge holders only and should be located so as to allow Individual bays for each disabled employee plus 2 spaces easy access to the building they serve. or 5% of total capacity whichever is greater. A minimum of 1 space should be provided where Above 200 spaces: calculations produce a figure of less than one whole 2% of capacity plus 6 spaces space. Where development is to take place without on-site parking the availability of parking for disabled people in public/shared car parking needs to be reassessed and additional provision funded by the development if appropriate. The availability of on-street parking for disabled people may also be taken into consideration.
Shopping, leisure, recreation and other uses requiring Up to 200 spaces: public access 6% of capacity or 3 spaces, whichever is greater. Above 200 spaces: 4% of capacity plus 4 spaces
228 Schedule 2 – Parking Standards
Land Use Location Vehicle Parking Cycle Parking Notes
Maximum Standard Minimum Standard Minimum (gross) (gross) Standard (gross)
A1 Retail Bath City Centre Zone Zero provision 1 stand per Transport assessments may be 200sqm appropriate for some developments Bath Outer Zone Up to: - 100sqm: 2 spaces 200sqm: 3 spaces 300sqm: 4 spaces 500sqm: 5 spaces Over 500sqm: 1 space per 20sqm
Bath and North East Somerset Each case assessed on merit Outside of Bath
A1 Food Retail Bath City Centre Zone Zero Provision
Bath Outer Zone 1 sps per 14sqm -
Bath and North East Somerset Each case assessed on merit Outside of Bath
A2 Financial and Bath City Centre Zone Zero provision 1 stand per Transport assessments may be Professional Services 300sqm appropriate for some developments
Bath Outer Zone Up to: - 100sqm: 2 spaces 200sqm: 3 spaces 300sqm: 4 spaces 500sqm: 5 spaces Over 500sqm: 1 space per 20sqm
229 Schedule 2 – Parking Standards
Land Use Location Vehicle Parking Cycle Parking Notes
Maximum Standard Minimum Standard Minimum (gross) (gross) Standard (gross)
Bath and North East Somerset Each case assessed on merit Outside of Bath
A3 Restaurant and Bath City Centre Zone Zero provision 1 stand per Transport assessments may be Cafes 100sqm appropriate for some developments Bath Outer Zone Up to: - 100sqm: 2 spaces 200sqm: 3 spaces 300sqm: 4 spaces 500sqm: 5 spaces Over 500sqm: 1 space per 20sqm
Bath and North East Somerset Each case assessed on merit Outside of Bath
B1 Offices, Light Bath City Centre Zone 1 space per 400sqm - 1 stand per Transport assessments may be Industrial, R&D, 100sqm appropriate for some developments Laboratory Studios Bath Outer Zone 1 space per 100sqm -
Bath and North East Somerset Each case assessed on merit Outside of Bath
B2 Industry Bath City Centre Zone Zero provision 1 stand per Transport assessments may be 300sqm appropriate for some developments Bath Outer Zone 1 space per 50sqm -
Bath and North East Somerset Each case assessed on merit Outside of Bath
230 Schedule 2 – Parking Standards
Land Use Location Vehicle Parking Cycle Parking Notes
Maximum Standard Minimum Standard Minimum (gross) (gross) Standard (gross)
B8 Warehousing Bath City Centre Zone Zero provision 1 stand per Transport assessments may be 400sqm appropriate for some developments Bath Outer Zone Up to 235sqm: 1 space - per 50sqm
Above 235sqm: 1 space per 250sqm
Bath and North East Somerset Each case assessed on merit Outside of Bath
C1 Hotels Bath City Centre Zone Zero provision 1 stand per Arrangements can be made with 5 staff plus 1 public/private car park operators. Bath Outer Zone 1 space per 3 - space per 20 Coach parking on merit. bedrooms bedrooms
Bath and North East Somerset Each case assessed on merit Outside of Bath
C2 Hospitals Bath City Centre Zone Zero provision 1 stand per 4 When allocating parking spaces staff + 1 space preference should be given to the Bath Outer Zone Hospitals 1 space per 4 - per 10 beds needs of patients and the operational staff plus 1 space per 3 needs of staff. visitors Each case assessed on merit. New/expanded health facilities will be Bath and North East Somerset Each case assessed on merit required to improve access by public Outside of Bath transport, walking and cycling and provision of Travel Plans will be sought. Adequate disabled parking provision and dropping off facilities must be provided.
231 Schedule 2 – Parking Standards
Land Use Location Vehicle Parking Cycle Parking Notes
Maximum Standard Minimum Standard Minimum (gross) (gross) Standard (gross)
C2 Residential/ Bath City Centre Zone Zero provision 1 stand per 5 Duty staff are those required to be Boarding staff + 1 space present “on duty” over-night. Schools Bath Outer Zone 1 space per 2 members - per 3 Students of staff which shall Operational requirements will be include sufficient space considered in addition. Adequate for each member of disabled parking provision and duty staff dropping off facilities must be provided.
Bath and North East Somerset Each case assessed on merit Standard permit allowance for Outside of Bath visitors. Dropping off area and temporary parking area for open days C2 Residential Bath City Centre Zone Zero provision 1 stand per 5 to be defined. Colleges, Student staff + 1 space Accommodation Bath City Centre Zone Zero provision per 3 students Educational establishments are expected to discourage use of cars by Bath Outer Zone Zero provision students and staff. New/expanded facilities will be Bath and North East Somerset Each case assessed on merit required to improve access by Outside of Bath public transport, walking and cycling. Provision of Travel Plans will be C2 Convalescent, Bath City Centre Zone Zero provision 1 stand per 4 sought. Residential Care and staff + 1 space Nursing Homes Bath Outer Zone 1 space per 2 staff plus - per 10 beds 1 space per 6 bed spaces
Bath and North East Somerset Each case assessed on merit Outside of Bath
232 Schedule 2 – Parking Standards
Land Use Location Vehicle Parking Cycle Parking Notes
Maximum Standard Minimum Standard Minimum (gross) (gross) Standard (gross)
C3 Residential Bath City Centre Zone 0.5 space per dwelling - 2 secure Vehicle Parking covered spaces Garages are included within the Bath Outer Zone - 1 space per one bed per dwelling. prescribed minimum standard provided dwelling. they have minimum internal dimensions of 6m by 3m. 2 spaces per two to three bed dwelling. For Bath City Centre the prescribed standard is exclusive of any operational 3 spaces per four requirements, such as service/ bed dwelling and maintenance and possible provision of above. accessible parking specifically for Blue Badge Holders. This will be assessed 0.2 space per on merit. dwelling for visitor parking Cycle Parking Bath and North East Somerset - 1 space per one bed Satisfied if garage or secure area is Outside of Bath dwelling. provided within curtilage of dwelling to minimum dimensions 2 spaces per two to three bed dwelling. If no garage or secure area provided 1 secure covered stand per dwelling in 3 spaces per four a communal area for residents plus 1 bed dwelling and stand per 8 dwellings for visitors above.
0.2 space per dwelling for visitor parking
233 Schedule 2 – Parking Standards
Land Use Location Vehicle Parking Cycle Parking Notes
Maximum Standard Minimum Standard Minimum (gross) (gross) Standard (gross)
D1 Non-residential Bath City Centre Zone Zero provision 1 stand per 4 Transport assessments may be Institutions staff appropriate for some developments Bath Outer Zone Each case assessed on merit
Bath and North East Somerset Each case assessed on merit Outside of Bath
D2 Assembly and Bath City Centre Zone Zero provision 10 stand plus Transport assessments may be Leisure Uses 1 space per 10 appropriate for some developments Bath Outer Zone Each case assessed on merit vehicle space
Bath and North East Somerset Each case assessed on merit Outside of Bath
234 670. Airport and Under the terms of the Circular certain Aerodrome planning applications will be the subject of POLICY ST8: consultation with the aerodrome operator. Safeguarding Areas For instance land uses or tall structures that Airport and 668. would prejudice air safety or the ability of Circular 1/2003 ‘Safeguarding, Aerodromes, the installation to maintain either existing Aerodrome Technical Sites and Explosive Storage or acceptable increased level of activity Areas’ requires that Local Plans should will not be permitted within these areas. Safeguarding include a policy stating that officially This includes uses which might increase safeguarded areas have been established the risk of collision between aircraft and Areas for a particular airport. It also states that birds. Certain applications for development Within the airport/aerodrome the outer boundary of safeguarded areas will be the subject of consultation with the safeguarding areas as defined by the should be indicated on the Policies Map operator of the aerodrome in accordance Civil Aviation Authority and as shown and made clear that why an area has with Circular 1/2003 ‘Safeguarding, on the Policies Map any development been safeguarded and that it is neither the Aerodromes, Technical Sites and Explosive that would prejudice air safety or responsibility nor the proposal of the local Storage Areas’. adversely affect the operational integrity planning authority. of an aerodrome or airport will not be 671. permitted. 669. Policy ST8 will not allow development that Bristol International Airport at Lulsgate would prejudice air safety or the optimum lies close to the western boundary of use of the facility within the airport/ the District and is listed as an officially aerodrome safeguarding areas as defined safeguarded civil aerodrome. Parts of the by the Civil Aviation Authority (CAA). District are covered by the Safeguarding Areas for this airport, Clutton Hill Airfield and Colerne, a military aerodrome in North Wiltshire. Air installations that are protected in this way are selected on the basis of their importance to the national air transport system or national defence.
Placemaking Plan Policy
235 MINERALS AND WASTE 674. guidance on the recycling, storage and Minerals Limestone is the principal commercial transfer of construction, demolition and 672. mineral worked in the District. There are excavation waste at mineral sites. The NPPF places importance on facilitating currently two active sites – one surface 677. the sustainable use of minerals and asks workings and one underground mine. Policy CP8a, which sets out the strategic local authorities to include policies relating Upper Lawn Quarry at Combe Down in approach to minerals in the District, will to the extraction, prior extraction of minerals Bath and Hayes Wood mine near Limpley ensure that mineral resources within and for reclamation and restoration and to Stoke both produce high quality Bath the District continue to be safeguarded. set out environmental criteria, and to define Stone building and renovation projects. Minerals Safeguarding Areas are Minerals Safeguarding Areas. Bath & North East Somerset also has a designated following the methodology legacy of coal mining and there are still coal Policy Aims set out in the British Geological Survey1 resources which are capable of extraction document and defined on the Policies - ensure the most efficient use of minerals by surface mining techniques. Although no Map. Although there is no presumption is made as a finite natural resource longer worked, there are potential public that the resources will be worked this will safety and land stability issues associated - define minerals safeguarding areas to ensure that known mineral resources are with these areas. The general extent of the ensure mineral resources which have not needlessly sterilised by non-mineral surface coal Mineral Safeguarding Area the potential for further exploitation are development. not needlessly sterilise by non-mineral within the District is illustrated in Diagram development 20a. - encourage the prior extraction of 675. minerals where it is practicable and viable Historically Bath & North East Somerset has environmentally never made any significant contribution to regional aggregates supply and because - avoid the detrimental impact on the of the scale and nature of the mineral natural, historic and on health from operations in the District and the geology permitted operations of the area it is considered that this situation DIAGRAM 20A SOUTH will continue. Bristol is also in no position to GLOUCESTERSHIRE 673. GENERAL EXTENT make a contribution to regional aggregates Minerals are a finite and important resource OF THE SURFACE COAL BRISTOL KEYNSHAMNSHAM
supply, other than the provision of wharf Riiv vee r A both nationally and locally. Unlike most MINERAL von other forms of development mineral facilities. However North Somerset and SAFEGUARDING WILTSHIRE South Gloucestershire have extensive AREA (BASED ON DATA BATH extraction can take place only where the NORTH permitted reserves of aggregates and have SUPPLIED BY THE COAL SOMERSET mineral is found. Therefore it is important Chew Blagdon Valley Lake Lake to protect areas where is it known, or historically always met the sub regional AUTHORITY, 2009) suspected, that commercially valuable apportionment for the West of England. KEY SOMER minerals exist. This approach is consistent with national Coal Resource Areas VALLEY planning policy advice for minerals. MENDIP © Crown copyright. All rights 676. reserved (100023334) (2010) The West of England Joint Waste Core Strategy (JWCS) seeks to encourage the prudent use of resources with specific reference to minerals and includes policy 1 BGS/Coal Authority Guide to Minerals Safeguarding in England 2011 237 Potential ground instability issues, Delivery: including those associated with the POLICY CP8a: Delivery will be through the Development historical mining legacy, and the need Management process. Minerals for related remedial measures should be Minerals Safeguarding Areas will be identified in a addressed as part of the proposal in the Mineral sites and allocated resources separate Development Plan Document interests of public safety. within Bath & North East Somerset will be and other current designations and safeguarded to ensure that existing and Mineral extraction that has an allocations will be reviewed to ensure future needs for building stone can be unacceptable impact on the environment, adequate resources are safeguarded. met. climate change, local communities, The production of recycled and secondary transport routes or the integrity of aggregates will be supported by European wildlife sites which cannot be safeguarding existing sites and identifying mitigated will not be permitted. The scale new sites. of operations should be appropriate to the character of the area and the roads that Minerals Safeguarding Areas will be serve it. designated to ensure that minerals resources which have a potential for Reclamation and restoration of a high future exploitation are safeguarded and quality should be carried out as soon not needlessly sterilised by non-mineral as reasonably possible and proposals developments. Where it is necessary for will be expected to improve the local non-mineral development to take place environment. within a Minerals Safeguarding Area the prior extraction of minerals will be supported.
Core Strategy Policy
238 680. 682. Mineral Safeguarding With the District’s significant historic coal The general extent of the surface coal Areas mining legacy there are still coal resources Mineral Safeguarding Area within the POLICY M1: which are capable of extraction by surface District shown on the Policies Map together 678. Mineral Mineral Safeguarding Areas are defined mining techniques. Although no longer with other Mineral Safeguarding Areas as around the active mineral sites in the Plan worked, there may be potential public described above. Policy M1 clarifies how Safeguarding area. The purpose of these areas is to safety and land stability issues associated applications for non-mineral development avoid the needless sterilisation of mineral with these areas (see also the Unstable within Mineral Safeguarding Areas will be Land section in the Environmental Quality considered. Areas resources by non-mineral development. Non mineral development within Mineral There is no presumption that any of chapter). To ensure that coal resources are not unnecessarily sterilised by new Safeguarding Areas as shown on the these areas will be acceptable for mineral Policies Map will be permitted provided: working and nor should they be used development, the prior extraction of the to automatically preclude other forms of coal may be sought. This would have the 1 It will not sterilise or unduly restrict the development. Instead they are to make added benefit of removing any potential extraction of mineral deposits which sure that mineral resources are adequately land instability problems in the process. are, or may become, of economic and effectively considered in land use 681. importance and which are capable of planning decisions. Any proposal for coal extraction will be being worked; and determined in accordance with national 679. 2 It will not adversely affect the viability Limestone is the only mineral that is now policy. As statutory consultee the Coal of exploiting a mineral resource or be worked in the Plan area and the existing Authority may recommend that shallow incompatible with an existing or potential safeguarding areas, whilst not covering the coal resources are removed as part minerals development; or whole of the geological resource in the of the ground works of the proposed development The ‘Development High 3 It is practicable and environmentally Plan area, are based on the active workings acceptable to extract the mineral before in the area. It is considered that these areas Risk Area’ for the coal mining legacy is defined on the Policies Map within development commences and this is adequately identify the mineral resource secured as part of the development. areas likely to be of interest in the future. which the submission of a Coal Mining Risk Assessment would be necessary to support a development proposal (see also Policy PCS6 ‘Unstable Land’).
Placemaking Plan Policy
239 685. Minerals Allocations Upper Lawn Quarry is tightly constrained by 683. housing, allotments and recreational land POLICY M2: Active mineral working continues at both but it remains an importance source of Bath Upper Lawn Quarry and Hayes Wood Mine stone used in new build and restoration Minerals (also known as Stoke Hill Mine). However projects in the City. The operation is well Stowey Quarry, previously identified for established, small scale and low key and Allocations future extraction, has now been worked operates without complaint. A Preferred The following sites, as shown on the to its maximum extent and the current Area3 for future mineral extraction remains Policies Map, are allocated for mineral planning permission for mineral extraction unpermitted to the north of the existing extraction: has expired. Recent planning permissions quarry and it is considered likely on current 1 Upper Lawn Quarry, Bath and preferred and applications have focussed on utilising levels of activity that this will be sufficient for area; and Stowey Quarry for waste management the forthcoming Plan period. purposes. Nevertheless the Mineral 2 Stoke Hill Mine, Limpley Stoke and Safeguarding Area for Stowey Quarry will 686. area of search. Policy M2 sets out the approach in respect be retained in order to safeguard any future Mineral extraction outside of these interest. of the extraction of primary aggregates and including those sites allocated for mineral areas will not be permitted unless it 684. extraction as shown on the Policies Map as can be demonstrated that the need As an underground working Stoke Hill Mine well as their respective areas of search. for the mineral cannot be met from has very limited surface impacts which the allocated sites or from adjoining are restricted to its surface stockyard and authority areas. adequately controlled by the conditions Proposals for mineral extraction involving on the current permission. Therefore whilst the production of crushed rock or other it is located within the Green Belt and aggregate minerals as a primary activity the Cotswolds AONB its impact on these will not be permitted. designations is very limited. The current Area of Search2 at the mine occupies an extensive area that coincides with the Mineral Safeguarding Area. There remains therefore a substantial area identified for potential future working and this is considered likely to be adequate for the future Plan period and should therefore be retained. 2 Area of Search: area where knowledge of mineral resources may be less certain but within which planning permission may be granted, particularly if there is a potential shortfall in supply (PPG). 3 Preferred Area: area of known mineral resources where planning permission might reasonably be anticipated. Such areas may also include essential operations associated with mineral extraction (PPG). Placemaking Plan Policy
240 Aggregate Recycling POLICY M3: Winning and Working of POLICY M4: Facilities Minerals 687. Aggregate 689. Winning and Existing or approved aggregate recycling There is historically a low level of mineral facilities in the Plan area are located at the Recycling activity within Bath and North East Working of former Fullers Earthworks site, Odd Down Somerset and this situation is unlikely to and Stowey Quarry. The Odd Down site Facilities significantly change during the Plan period. Minerals operates under the benefit of established The development of aggregate A policy framework is therefore in place Within the context of Policy CP8a the B2 use rights and has been subject to recycling facilities will only be permitted against which all minerals developments winning and working of minerals and enforcement action to determine the extent at the following locations: will be determined and to ensure full ancillary minerals development will be permitted where: of those rights. Planning permission for a 1 Active mineral or waste management consideration is given to minerals related residual waste facility including material sites where the development will not planning applications. 1 The need for the mineral is recovery facilities was approved in 2015. conflict with or unreasonably delay the demonstrated having had regard to The permission at Stowey Quarry permits restoration of the site; or the availability of alternative sources aggregate recycling at the site until 2028. of primary, secondary and recycled 2 Land used for general industrial (B2 The existing facilities and permissions materials are considered to provide an adequate use); or 2 The scale and nature of the proposed geographical spread across the Plan area 3 Previously developed land not already development is compatible with the and there is not currently a demand for allocated for alternative uses. additional facilities. character of the area 688. 3 Adequate safeguards can be secured Having regard to the often temporary for the protection of the environment nature of these facilities it is considered and the amenities of the area preferable for any future proposals that may 4 Satisfactory provision is made for the come forward to be dealt with by a criterion restoration of the site which maintains or based policy as set out below rather than enhances its value to the environment by allocating specific sites/areas. Policy M3 and/or community and clarifies the policy approach to considering proposals for aggregate recycling facilities. 5 The access roads are adequate for the type and volume of traffic or can be upgraded without comprising the character or adversely affecting the environment in the vicinity of the road.
Placemaking Plan Policy Placemaking Plan Policy 241 Conventional and 692. Petroleum Exploration and Development 696. Shale gas is methane found in rocks Licences (PEDL) The Government has announced (August Unconventional deep below the earth’s surface which 2015) the issuing of a number of the 694. had previously been considered too 14th round Petroleum Exploration and The Department of Energy and Climate Hydrocarbons impermeable (‘tight’) to allow for economic Development (PEDL) licences. None of Change (DECC) is responsible for issuing Background recovery. The method of extraction involves these affect Bath & North East Somerset Petroleum Exploration and Development hydraulic fracturing or ‘fracking’. This but there a number of further areas in 690. Licences (PEDLs) which give exclusive process involves opening and/or extending Wiltshire and Somerset for which licences Shale gas and coal bed methane (CBM) rights for exploration and extraction of oil existing narrow fractures or creating new have been applied for and offered in extraction is a new mineral related issue and gas resources within a defined area. ones (typically hairline in width) by pumping December 2015. DECC regularly updates for the District since the adoption of the Gaining a licence does not convey consent a mixture of water, sand and additives at the PEDL map so what is shown on the previous Local Plan in 2007. Bath and North to drill or undertake any other form of a very high pressure down a borehole Policies Map reflects the position at the East Somerset potentially has oil and gas operations. reserves; for example within coal beds or to induce fractures in the shale rock bed time of the Plan’s adoption to comply with possibly within its deeper shale resource. allowing gas (or oil) to be captured. 695. national policy. PEDL Licences for exploration were 693. Policy Context 691. previously granted within the Plan area Coal bed methane, on the other hand, is The particular concern for Bath & North and in neighbouring authorities under the 697. methane that is extracted from unworked East Somerset is the potential involvement 13th round of DECC’s licensing. There has Whilst there are currently no PEDL licences coal seams. The extraction of coal bed of the deep drilling and fracturing or been interest in developing exploration within Bath & North East Somerset or methane is usually from one of two sources ‘fracking’ of the deep geological resource boreholes within the Plan area, notably in in the wider region it is nonetheless most commonly directional drilling along in order to extract shale gas. This has the Hicks Gate area of Keynsham in 2012 important to have in place a robust a coal seam or drilling vertically into a implications for the Bath Hot Springs which (the planning application was subsequently planning policy framework in place for coal seam (making use of pre-existing relies on underground water resources withdrawn). All 13th round licences considering planning applications relating fracture patterns). The water in the coal from a wide geographical area and the potentially affecting B&NES have now been to conventional and unconventional seam is pumped out to the surface with potential disruption that deep drilling and rescinded. hydrocarbons (energy minerals) related the methane following. Coal bed methane hydrofracturing (fracking) may cause. Due development within Bath & North East doesn’t usually involve fracking as the coal to the international importance of the Bath Somerset should this situation change in seams are less dense than the shale rock. Hot Springs a precautionary approach the future. should be applied to proposals for shale However, fracking would be required if gas exploration and extraction within the the gas could not be extracted solely by Plan area. pumping. To date in the UK there has been no commercial exploitation of coal bed methane.
242 698. 700. 702. 704. The NPPF provides the context for A Topic Paper on energy minerals has Obtaining planning consent is just one For the production stage operators will developing local planning policy for been prepared jointly by Somerset of a number of consents that must be be expected to provide information on conventional and unconventional County, Bath & North East Somerset, North obtained before fracking can take place. the outcomes of the appraisal stage with hydrocarbons. A detailed policy planning Somerset and Mendip District Councils and In addition to the Minerals Planning evidence that production will be viable. This policy framework for determining planning the Environment Agency. This is a technical Authority, the key regulators are the DECC, should be accompanied by a development applications relating to the extraction paper which includes an outline of the key Environment Agency and the Health and framework for the site with detailed of conventional and unconventional regulatory responsibilities in respect of Safety Executive (HSE). Other bodies which consideration of the economic impacts of hydrocarbons is expected, to include: the Planning Authority (MPA), Department may be involved in the consenting of the the proposal. for Energy and Climate Change (DECC) process include the Coal Authority, Natural - Criteria-based policies for each of the 705. Environment Agency (EA) Health and Safety England, British Geological Survey (BGS), three phases of hydrocarbon extraction Proposals would need to satisfy the Executive (HSE) which must be satisfied and the Hazardous Substances Authorities. – Exploration, Appraisal and Production requirements of Policy M5. Other key before any proposal can be implemented. – which set clear guidance and criteria 703. policy areas (e.g. policies for Green Belt, for the location and assessment of 701. Although it is acknowledged it may not AONB, World heritage Site, Water Source hydrocarbon extraction within the The Government has updated this always be possible to distinguish a distinct Protection Zones, Bath Hot Springs) may Petroleum License Areas guidance making explicit that permission appraisal phase, new planning applications also be relevant to the consideration of should only be granted for extraction of will be expected for three main phases proposals. The consideration of cumulative - Petroleum License (PEDL) Areas on the unconventional hydrocarbons in AONBs in for on-shore oil and gas development impacts will form an important part of Policies Map exceptional circumstances and where this (exploration, appraisal and production) to decision making process. Appropriate 699. would lead to substantial harm to or loss ensure that potential impacts are managed planning obligations and conditions will be Proposals would need to be considered of a World Heritage Site, mineral planning and minimised. An Environmental Impact sought to ensure the necessary safeguards within current national, European and authorities should refuse consent unless Assessment will be required where a or mitigation are put in place. international legislation, in light of the latest wholly exceptional circumstances apply. project involving hydraulic fracturing is 706. scientific information, government advice likely to have significant environmental Bath & North East Somerset Council will and best practice guidance at the time of effect. This is most likely to apply to the continue to collaborate with Somerset proposal application. Planning Practice exploratory and appraisal phases. An Council, North Somerset Council, Mendip Guidance (March 2014) provides current Environmental Risk Assessment (ERA) District Council, the Environment Agency advice on planning for mineral extraction in should also be completed as best practice and other relevant organisations such as plan making and the application process. in line with DECC guidance. DECC , the Coal Authority and the British There is a dedicated section on Planning Geological Survey (BGS) to ensure the for Hydrocarbon extraction which provides Council’s evidence base and knowledge to a wealth of detailed information and advice. kept up to date on potential impacts in this rapidly evolving field.
243 The following studies, together with resource has been undertaken that documents produced by the Government confirms production will be viable; and POLICY M5: on unconventional hydrocarbons provide b a development framework for the further background information on Conventional & site, incorporating or supplemented by unconventional oil and gas: justification for the number and extent of - BGS report ‘Potential problems in Bath Unconventional the proposed production facilities and & North East Somerset and surrounding assessment of the economic impacts. Hydrocarbons area with respect to hydrocarbon and 1 Development involving the exploration 3 Development that is likely to have any other exploration and production’ October and/or appraisal of oil and gas resources adverse impact on the quality or yield of 2012: the Bath Hot Springs will not be permitted. in Bath and North East Somerset will - Energy Minerals Topic Paper (2014) only be permitted provided it can be 4 Permission will only be granted for prepared jointly by Somerset County, Bath demonstrated that: extraction in the AONBs in exceptional & North East Somerset, North Somerset a well sites and associated facilities would circumstances and substantial harm and Mendip District Councils and the be sited in the least sensitive location to a World Heritage Site will be wholly Environment Agency from which the target reservoir can be exceptional. accessed; and 5 The decommissioning, restoration b drilling at the proposed location will and aftercare of a site will be required not generate unacceptable adverse to be carried out to a high standard in impacts on the integrity of the underlying the shortest possible time, at the earliest geological structure or groundwater possible opportunity, to a timescale to be resource(s); and agreed with the Council. c the proposal does not give rise to any 6 In all cases, where investigations identify potential adverse impacts on amenity, a need for safeguards or mitigation, human health, public safety and the appropriate conditions may be imposed, natural and historic environment which or agreements sought. cannot be successfully mitigated; and d possible effects that might arise from the development would not adversely affect the integrity of a European site or species. 2 In the case of proposals for the production of oil or gas development permission will only be granted provide it can be demonstrated to the satisfaction of the Council that, in addition to the above requirements: a a full appraisal of the oil and /or gas Placemaking Plan Policy
244 708. 709. Waste The JWCS applies to all waste, with the The West of England’s Joint Residual 707. exception of radioactive waste, which is Municipal Waste Management Strategy The JWCS 703. The JWCS Development dealt with at a national level and sets out (June 2008) sets a framework for managing Plan Document (March 2011) sets out the the authorities’ aspirations for all levels of municipal residual waste generated planning strategy for the provision of waste waste management until 2029: prevention; in the West of England. The B&NES management infrastructure within the recycling; recovery; and disposal. When Waste Strategy ‘Towards Zero Waste West of England. The Strategy is being adopted, the JWCS policies will supersede 2020’ provides the steps we need to prepared by the four West of England the Local Plan waste policies. Details can take now and over the next few years unitary authorities of B&NES, Bristol, North be found at www.westofengland.org/waste/ to reduce the amount of waste that we Somerset and South Gloucestershire planning produce, to recycle as much as possible Councils and to develop new ways of treating the remaining waste.
245 INFRASTRUCTURE 710. 711. 712. 713. The Core Strategy is supported by The Council has prepared an Infrastructure The Council will also work with partners Details of the infrastructure needed for evidence of what physical, social and Delivery Programme (IDP) which presents and in partnership with local communities new developments and to reduce gaps green infrastructure is needed to support this evidence and seeks to ensure that to ensure that adequate and accessible in existing infrastructure have been the developments proposed in the spatial the planned infrastructure can meet the provision is made for the health, welfare, highlighted in the relevant sections of the strategy. This evidence includes the costs needs of new development and also faith, recreational, leisure and cultural Core Strategy (see strategic requirements of infrastructure, who will be responsible for close the gaps in existing infrastructure. needs of existing and future communities identified in the District-wide volume, and providing it and when it will be provided. The IDP includes a high level assessment and neighbourhoods in B&NES. the place-based volumes for more detailed It will be funded in various ways. Some undertaken by West of England partners Successful community facilities and place specific requirements). funding will be provided by the Council, as well as some more specific work carried services will be integral to the vibrancy 714. some through national funding streams, out within the District. The programme of communities across the District. Good Policy CP13 will ensure that all new and some from developer contributions covers issues such as the viability of a community facilities provide opportunities developments are supported by the or through the investment programmes of development, funding and its timing. It also for interaction between people, to get necessary infrastructure, including forms of other service providers. outlines how and when key infrastructure involved in activities and to have increased energy supply that help to reduce carbon will be provided. It looks at the need for: accessibility to basic services. This benefits emissions and existing infrastructure is transport, open and green space, energy the social prosperity of communities across retained and improved. Proposals for provision and secondary education as well the District, whilst providing knock on housing developments should consider as flooding, water supply, sewerage and benefits for sustainability and the economy. the potential for cumulative effects on drainage and healthcare provision. social infrastructure. Key Infrastructure requirements set out in the Core Strategy will be supported by an up-to-date IDP with a robust monitoring system to track each element of the delivery.
247 a planning application if the obligation Delivery: CIL/Planning meets all of the following tests under CIL POLICY CP13: The Core Strategy will be supported by an Regulation 122: Infrastructure Delivery Programme which Obligations - necessary to make the development Infrastructure will set out Infrastructure requirements and acceptable in planning terms Provision estimated costs, and suggested delivery Context mechanisms and phasing schedules for 715. - directly related to the development; and New developments must be supported infrastructure delivery. Delivery of the B&NES Core Strategy Policy CP13 by the timely delivery of the required - fairly and reasonably related in scale and policy will be through the Development (Infrastructure Provision) sets out the infrastructure to provide balanced and kind to the development. Management process. Developer Council’s commitment to ensure new more self-contained communities. contributions will be sought through the developments will be supported by the 718. The Council will work in partnership with use of planning obligations, as set out in timely delivery of the required infrastructure To clarify what types of infrastructure will adjoining authorities, local communities Section 106 of the 1990 Town & Country to provide balanced and more self– no longer fall under planning obligations and relevant agencies and providers to Planning Act and based on the Planning contained communities. (s106), B&NES Council has published a ensure that social, physical and green Obligations SPD and its successors. The list of infrastructure types and projects 716. infrastructure is retained and improved for Council’s Community Infrastructure Levy that it intends will be, or may be, wholly The key infrastructure needed to support communities. charging schedule which came into effect or partly funded by CIL. This is known as on 6th April 2015 (or similar local tariff) the Core Strategy and Placemaking Plan the Regulation 123 list and is published Developer contributions will be based may be considered. Delivery will also is set out in the Infrastructure Delivery Plan alongside the CIL Charging Schedule. This on the Planning Obligations SPD and its require working in partnership with public (IDP December 2015). The IDP is a living may be updated as necessary, through a successors. and private bodies. document and will be updated to reflect process which is separate from the Local the further discussions with utilities and Infrastructure proposals should not cause Plan. The details for the CIL can be found at service providers on the key infrastructure harm to the integrity of European wildlife www.bathnes.gov.uk/CIL necessary to support the development of sites which cannot be mitigated. the allocated sites. 717. The Council has approved its Community Infrastructure Levy (CIL) under the CIL Regulations 2010 (as amended) on 17th February 2015 and came into force on 6th April 2015. The CIL is a tool for local authorities to help deliver infrastructure to support the development of the area. The CIL is intended to provide infrastructure to support the development of the area, rather than making individual planning applications acceptable in planning terms. As a result, some site specific impact mitigation may still be necessary in order for a development to be granted planning Core Strategy Policy permission. A planning obligation can only be taken into account when determining
248