Puriton Energy Park SPD March 2012

Puriton Energy Park Supplementary Planning Document

(Adopted 28th March 2012)

Chapter 1 Introduction

1.1 Status of Document 1.2 Purpose of the SPD

Chapter 2 Strategic and Local Context

2.1 Strategic Context 2.2 Local Context

Chapter 3 The Site

3.1 Historic Use 3.2 Scale and Character 3.3 Site Access 3.4 Current Position 3.5 Landscape Context

Chapter 4 Planning Policy Context

4.1 Policy Context 4.2 Regional Spatial Strategy for the South West 4.3 Somerset and Exmoor national Park Joint Structure Plan Review (1991-2011) 4.4 Somerset Economic Assessment (March 2011) 4.5 Sedgemoor Economic Masterplan (2008-26) 4.6 Bridgwater Vision 4.7 Sedgemoor Core Strategy (2006-27)  Policy S1: Spatial Strategy  Policy MIP1: Major Infrastructure Proposals  Policy D11: Economic Prosperity  Policy P1: Bridgwater Urban Area  Policy D2: Promoting High Quality and Inclusive Design  Policy D4: Renewable or Low Carbon Energy Generation  Other Relevant Policies (S2, S3, S4, MIP 1, D1, D3, D9, D10, D14, D16, D17, D19, D20, D21) 4.8 Sustainable Community Strategy for Sedgemoor (2009) 4.9 Sedgemoor Corporate Strategy (2009-14) 4.10 Sedgemoor Climate Change Strategy (draft 2012) 4.11 Sedgemoor Green Infrastructure Strategy (2011) 4.12 Sedgemoor Landscape Assessment (2003) 4.13 Somerset Waste Core Strategy (draft 2012)

Chapter 5 Site Analysis

5.1 Principle of Redevelopment 5.2 Site Benefits and Constraints 5.3 Brownfield and Greenfield 5.4 Flood Risk 5.5 Biodiversity and Ecology 5.6 Transport and Accessibility

Chapter 6 The Energy Park Concept

6.1 Defining the Energy Park Concept 6.2 Economic Context 6.3 Key Deliverables 6.4 Potential Energy Related Uses 6.5 Energy Production 6.6 Manufacturing Sector 6.7 Research and Development Sector 6.8 Energy Storage/Research/Other Potential 6.9 Logistics 6.10 Commercial Offices 6.11 Community, recreation and leisure facilities 6.12 New Nuclear (Hinkley Point C) Supply Chain

Chapter 7 Phasing and Review

7.1 Phasing and Future Growth Opportunities  Phase 1: Major Power Generator and Secondary Power Generation  Phase 2: Industry, Manufacture and Research and Development associated with Green Technologies  Phase 3: Industry, Logistics, Energy Storage  Phasing Flexibility

Chapter 8 Design Principles

8.1 Design Principles and Masterplan 8.2 Design Principle 1: Ease of Movement and Legibility 8.3 Design Principle 2: Character, Quality & Continuity 8.4 Design Principle 3: Diversity 8.5 Design Principle 4: Sustainability 8.6 Design Principle 5: Adaptability 8.7 Design Principle 6: Management 8.8 Design Principle 7: Scale and Massing 8.9 Design Principle 8: Landscape Design

Chapter 9 Requirement of a Planning Application

9.1 Requirements of a Planning Application 9.2 Other Advisories

Appendix

CABE Guidance: Better Places to Work

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Chapter 1 Introduction

1.1 Status of the Document

1.1.1 A local planning authority may prepare Supplementary Planning Documents (SPDs) to elaborate and provide greater detail on particular policies of development plan documents as part of its Local Development Framework. SPDs provide guidance on local planning matters and are generally either area based (i.e. masterplans and development briefs) or topic based (i.e. dealing with a specific local issue such as design guidance).

1.1.2 Unlike development plan documents, SPDs are not subject to an independent examination process and therefore can be prepared more quickly. However an SPD is still subject to a robust process of consultation and engagement with relevant parties including key stakeholders and the local community.

1.1.3 Following the publication of an original draft of the Puriton Energy Park SPD in March 2011, two separate stages of public consultation were held between March and May and September and October 2011. Copies of the final Consultation Statement and Sustainability Appraisal report that accompany the SPD can be accessed via the Council’s website at www.sedgemoor.gov.uk/ldf. The SPD was formally adopted by the Council on 28th March 2012.

1.1.4 The adopted SPD will be a significant material planning consideration when determining applications for planning permission for the site, setting out the key principles that developers will need to follow and forms part of the Sedgemoor Local Development Framework. In that the SPD elaborates on the policies and proposals of the Council’s Core Strategy, specifically in relation to the allocation of the Former Royal Ordnance Factory at Puriton as an Energy Park, it will also play an important role in demonstrating the deliverability of the project in line with the Council’s priorities and objectives.

1.2 Purpose of the SPD

1.2.1 The Council has prepared this Supplementary Planning Document (SPD) to guide and inform development of the brownfield site of the former Royal Ordnance Factory (ROF) located at Puriton to the north of Bridgwater in Somerset to support the allocation in the Core Strategy of the former Royal Ordnance Factory site as an Energy Park, with priority for renewable and low carbon energy generation and other energy related or complimentary uses. The SPD elaborates on policies in the Council’s Core Strategy and is closely aligned to current and emerging corporate policy, including:

 Sedgemoor District Council Sustainable Community Strategy;  Sedgemoor District Council Corporate Strategy;  Sedgemoor District Council Economic Masterplan;  Sedgemoor Climate Change Strategy  The Bridgwater Vision  The Green Infrastructure Strategy

1.2.2 Whilst the above policy documentation, including this SPD, uses the name ‘Puriton Energy Park’, it should be noted that the owners of the site (BAE Systems) as part of their marketing strategy have recently renamed the site as ‘Huntspill Energy Park’.

1.2.3 Following the decommissioning of the factory in 2008 BAE Systems, discussions on the future for the site have been on-going and, as a former employment site, the Council and its partners have focused on retaining the site for employment purposes. The Bridgwater Vision published in 2009 identified that the concept of the Puriton Energy Park could provide significant employment opportunities through business and industrial development linked to low carbon energy sources.

1.2.3 This SPD and the Core Strategy allocation has been informed by the Council’s Economic Masterplan (2008-2026) which identified Sedgemoor’s opportunity to become a centre for energy related business, employment and skills, building on the experience of new nuclear build at Hinkley Point, and other initiatives based on renewable energy and technologies. The Masterplan identified the former Royal Ordnance Factory site as having the potential for being a focus for renewable and low carbon energy development and contributing to the ambitions of the Somerset Low Carbon Business Cluster.

1.2.4 In addition to supporting the allocation of the former ROF site in the Council’s Core Strategy, demonstrating that it is broadly deliverable within the Plan period to 2027, the SPD also has a key role in providing a framework for assessing subsequent planning applications for the site.

1.2.5 The adopted SPD therefore focuses on the main development objectives required to deliver the Energy Park, and has been informed by technical studies to gain a robust understanding of site constraints and opportunities. It should be stressed that the SPD does not set out full details of how the site will be redeveloped, for example detailed building plans, road layouts and known end users. Instead it sets out high level parameters against which detailed schemes submitted to the Council as planning applications will need to be assessed. It should therefore be seen as high level planning tool that sets out the important requirements and considerations that should be borne in mind when preparing planning applications. It does not set out what the site will ultimately look like or who will occupy it which is the role of subsequent planning applications.

1.2.6 The SPD defines, through development principles, the role, function and character of the proposed Energy Park with the objective to achieve sustainable high quality development and considers a range of matters including:

 Layout and masterplanning, including the siting of development within the site;  Landscape design, open space and patterns of movement;  Development densities and gross floor space;  Building heights and massing;  Quality of design and materials;  Uses and activities;  Traffic and access arrangements, including for public transport, pedestrian and cycle access, and parking;  Phasing, the pattern of expansion and key infrastructure requirements;  The approach to planning control at the site, particularly with regard to permissible uses, and quality of design;  The requirements of planning applications for development, including the scope of the Environmental Impact Assessment;  Development constraints and the balance of ‘critical mass’ to achieve viable development:  The potential for creating attractive working environments and drawing on CABE guidance ‘Better Places to Work’; and  Visibility and profile.

Chapter 2 Strategic and Local Context

2.1 Strategic Context

2.1.1 The former ROF site is located approximately 3 miles to the north east of Bridgwater in open countryside between the villages of Puriton and Woolavington, close to Junction 23 of the M5. Bridgwater itself is an historic town in a prime strategic location with a strong trading and manufacturing tradition. It is the administrative and commercial centre of Sedgemoor District and the focus for significant inward investment, regeneration and development.

Figure 1 – Strategic and Local Context

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2.1.2 Bridgwater is however constrained by the M5 motorway to the east creating a physical barrier to development as well as being threatened by flood risk with significant areas of low lying land. Plans are in place to invest in a surge barrier in the future, funded through a tariff system.

2.1.3 Despite physical constraints the town is acknowledged as an area of major growth with the Council seeking to establish Bridgwater and the wider District at the heart of a new South West Enterprise Coast (See Sedgemoor Economic Masterplan 2008-2026).

2.1.4 Located between the cities of Bristol and Exeter and in close proximity to the nationally significant new nuclear power station project at Hinkley Point in West Somerset, there is a significant opportunity to boost the economic profile of the town. It is essential that any economic growth has a sustained and positive improvement on the image and performance of the town.

2.1.5 Bridgwater stands at the threshold of change and is an integral part of the M5 Corridor Functional Zone as defined in the South West Regional Economic Strategy (RES). High population growth and an expanding employment and business base continues to fuel the local economy and while manufacturing is traditionally the strongest sector it is declining in employment numbers.

2.1.6 The need to create a diversification of employment opportunities and attract high skilled categories of industry to develop the local labour force and re-structure the economy is critical to future success. The knowledge economy in respect of energy production is an important element of the future development of the town. The proposed new nuclear facility at nearby Hinkley Point in West Somerset and the new Energy Centre at Bridgwater College points the town in the direction of low carbon and renewable energy functions.

2.1.7 The former ROF site offers a unique opportunity to deliver new employment opportunities of both local and regional significance that will complement the development strategies for the town and deliver a new and sustainable future for this brownfield site.

2.2 Local Context

2.2.1 The site lies between the villages of Puriton and Woolavington. Access from the site to the Motorway currently relies on local network routes through the two villages and then the strategic network via the A39. Although the site has a strategic context given the relationship with Bridgwater and its wider accessibility to national routes it also has an important local context because of its close proximity to the local communities of Puriton and Woolavington and its countryside location.

2.2.2 Traditionally the Royal Ordnance Factory has been an important source of local employment for both villages and a driver for the residential expansions that occurred in the 1950s and 1960s.

2.2.3 Puriton (population approximately 1500) and Woolavington (population approximately 2100) remain popular residential villages each with a limited range of local services and facilities. However most residents will be dependent on private cars for accessing employment and a wider range of higher order services. Although public transport connections are reasonable, there is currently no safe cycle route to employment centres within cycling distance at north-east Bridgwater and Dunball. In addition there are no footpaths or cycle linkages to and from the site or between the two villages themselves. The potential conflict between pedestrians, cyclists and vehicles along Woolavington Road raises significant local highway safety and capacity concerns.

2.2.4 The local area has been the subject of significant development pressure recently with development underway at the strategic urban extension to the north east of Bridgwater, which includes the now operational Morrisions regional distribution centre. In addition the 4

development consent order submitted by EDF Energy for the planned new nuclear build at Hinkley Point C includes a park and ride in close proximity to Junction 23 of the M5. Both of these developments will have an impact on the capacity of the strategic road network around Junction 23.

2.2.5 Both the villages have active communities and are currently engaging in parish planning exercises. The redevelopment of the former Royal Ordnance Factory site and the Energy Park proposals will provide important opportunities for some of the priorities of the parishes to be realised, including addressing local traffic and accessibility issues, leisure and recreation and wider community facilities. It will be expected that the promoter of the redevelopment of the site will actively engage with the Parishes in respect of these local issues and priorities.

Chapter 3 The Site

3.1 Historic Use

3.1.1 ROF Bridgwater was built during the ‘Re-armament’ period leading up to World War II, specifically for the manufacture of high explosives. In simple terms, this was a chemical process that involved reacting strong acids with organic compounds under controlled conditions, followed by processing into a finished product.

3.1.2 Each stage of the process was carried out in a separate building protected by a grassed earth mound, giving the site its characteristic appearance. The explosive compositions made at ROF Bridgwater (including RDX, HMX, TNT and tetryl) were ultimately dispatched to ‘filling factories’ to be incorporated in various munitions.

3.1.3 Originally owned by the Ministry of Defence, ownership of the site passed to BAE Systems in the 1980s. Manufacturing ceased in 2008, when the plant was decommissioned but at the height of its operation the site would have provided up to 1,200 jobs for local people.

3.2 Scale and Character

3.2.1 The current site covers an area of 171 hectares (422 acres) within an enclosed security fence and BAE Systems own another 104 hectares (258 acres) of farmland surrounding the site, outside the security fence. Therefore the whole area in BAE Systems ownership is 275 hectares (680 acres).

Figure 2 – Aerial Photograph of the Site

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3.2.2 Within the security fence the site consists of brownfield (previously developed) land, which has been incrementally developed over the past 70 years. The site features a mix of buildings, consisting of a central factory core and individual magazine buildings surrounded by earth bunds spread across the site. The formation of the 2 to 6 metre high ‘blast bunds’ has created a very artificial site ‘pock-marked’ with grass mounds and a military utilitarian grid pattern of access roads and overhead service lines. A notable feature of the munitions site is the ‘borrow pit’ which was excavated to provide earth for the ‘blast bunds’ within the site. The former munitions factory part of the site is an Archaeological Site of County Importance and proposals will need to be informed by archaeological assessment and identify any appropriate mitigation.

3.2.3 Building heights are mixed across the site with the majority of buildings low lying single storey or double storey but some buildings in the central factory core are approximately 35m in height and can be seen from neighbouring land and in particular from the M5 and the Polden Hills to the south of the site. In addition the site is visible in long views from parts of the Mendip Hills and Quantock Hills AONBs.

3.2.4 The existing site is, well served with electricity, gas, telecoms and potable water services and while some reinforcements may be required depending on the final configurations of the site, there should be no practical difficulties in delivering what is required. Development as an Energy Park offers the opportunity for generated electricity to power elements of the site therefore possibly negating the requirement for off-site electrical reinforcements.

3.2.5 Evidence of wartime defences can be seen across the site, particularly on the site boundary, where 14 pill boxes and 21 defence posts (larger pill boxes equipped with telephones) exist and two small anti-aircraft gun emplacements all survive on the site.

3.2.6 Proposals for the site will need to be supported by a strategy that sets out the historical elements of the site that are to be protected, enhanced and managed. These should provide key points of interest linked to public accessibility and open space provision. Full recording of historic features should be undertaken and drawn upon in any public exhibition of the site’s history

3.3 Site Access

3.3.1 Throughout the site’s former operation vehicular access has been from an established access onto Woolavington Road in the form of a ‘Y’ shaped priority junction where the western and eastern approach roads link to form a single point of entry to the development area. The general condition of the road is considered to be reasonable, although sub-standard in areas with restricted visibility and localised narrowing making the route unsuitable for high levels of traffic use.

3.3.2 Furthermore access to the strategic road network (the A39 and then M5 Motorway) is dependent on routes via the villages of either Puriton or Woolavington. For a number of years an informal one way system operated from the site with vehicles accessing the site by travelling through Puriton to the west and leaving the site by travelling through Woolavington to the east. This was put in place to assist larger vehicles in navigating tight bends through Puriton in particular.

3.3.3 However generally large vehicle movements were relatively low even when at its peak of operation, and more recently have been negligible since the decommissioning of the site. Traffic counts undertaken by Somerset County Council in 2006 suggested the site generated 369 two way vehicular movements over a 12 hour period of which just 9 were attributable to HGV movements. This level and type of movement is considered to represent extant traffic levels based on the previous use of the site and will be considered a suitable baseline for appraising the net effects of the temporary change of uses on the local highway network.

3.3.4 The site previously benefitted from rail connection to the existing mainline route west of the site. This originally enabled rail access to and from the site from the southbound line only via a goods loop at Highbridge. The branch link from the site was last used in 1990 to transport outgoing ordnance products and incoming coal and sulphuric acid for the factory power plant. Whilst much of the original sidings and track have been removed, the track bed remains in place.

3.3.5 There is currently no public access through or around the site either by vehicle, cycle or on foot. In addition the road between Puriton and Woolavington is not conducive to walking or cycling and acts as a deterrent to modes of transport other than the private car. Addressing these issues should be an essential element of the redevelopment of the site.

3.4 Current Position

3.4.1 A small team of BAE employees are still working on site specialising in decontamination and remediation processes which will continue for the next two years. It is sensible that this work is completed early in the process of bringing the site forward for development across the whole site rather than on a piecemeal basis as development proposals and planning applications come forward.

3.4.2. In order to bring the site back into beneficial use through redevelopment it will be necessary to remediate the land to ensure that contamination does not pose an unacceptable risk to the health of future occupants or the environment.

3.4.3 The potential significance of land contamination was recognised at an early stage, and its subsequent assessment has drawn on BAE Systems wealth of practical experience in dealing with the industrial legacy of explosives manufacture at other former Royal Ordnance sites.

3.4.4 The assessment process began with a ‘desk study’, a review of the sites history and environmental setting, identifying the potential types and locations of contamination. This led to an initial exploratory phase of sampling in 2008, and a second phase in 2009 to home- in on areas of potential concern including waste disposal, and soil contaminated with heavy metals, petroleum and explosives residues, the total number of sampling locations is in excess of five hundred.

3.4.5 The remediation scheme, currently at the planning and design stage and due to be implemented in 2012/13, will comply with Government policy and guidance and have due regard to the requirements of relevant stakeholders.

3.4.6 The decontamination work currently focuses on building demolition and disposal of materials, mostly to be reused on site but metal work is taken away to be recycled and asbestos is taken to registered disposal sites.

3.4.7 BAE Systems have also appointed a multi disciplinary team to co-ordinate and progress the marketing and redevelopment of the site. The team consists of planning experts, environmental and ecological specialists, transport consultants, designers and architects.

3.5 Landscape Context

3.5.1 The site is set in the landscape context of long views and wide panoramas within the low lying Somerset Levels and Moors, abutting the south of the site are the Polden Hills. The site itself is low lying and flat, with average ground levels of between 4.5m and 6.5m AOD.

3.5.2 The avenues of trees planted within the site have been heavily managed and pollarded whilst the Horse Chestnuts on rising ground outside the site entrance have grown into large attractive trees.

3.5.3 The site is generally surrounded by a mixture of farmland and grazing meadows which are primarily featureless although to the south east hedgerows and hedgerow trees form strong features. It is probable that the field patterns closest to Puriton and Woolavington are mediaeval in origin. The site and the adjoining landscape to the north have an open, expansive character, its principal landscape features being the rhynes that drain the levels and the rectilinear field pattern. An important and prominent feature of the rising landscape to the south are rectilinear woodland blocks.

3.5.4 The northern boundary of the site is bordered by the Huntspill River, specifically cut, straightened and widened during ROF operations and used as the primary water source for the factory and also helping to drain the site. Water management issues are still a major issue within the levels, the process of drainage and the control of water levels through 9

pumping and storage form an important part of the landscape character surrounding the site. In addition King Sedgemoor Drain also provided a significant volume of water for the site, with pumping operations occurring daily from the ROF owned site at Crandon Bridge (Silver Fish).

3.5.5 Land to east and west of the site is generally open, low-lying grassland criss-crossed by drainage channels (rhynes) which are typical of the area.

3.5.6 The Huntspill River is contained within high embankments to either side and therefore provides significant flood protection and storage potential. Water levels in the river are controlled by the sluice at the downstream end which allows discharge into the estuary at its western end, but precludes inflow from it. A reed bed extends from the former ROF site in a northerly direction to the river.

3.5.7 In close proximity to the site the scattered buildings of Rookery Farm and Withy Farm are located between the site and the Huntspill River. Other farmsteads are dotted around the area to the north of the river and on the Huntspill Level i.e. Withy Bow Farm, Withy Grove Farm, Ashton Farm, Cornmoor Farm. Beyond are other isolated properties and hamlets leading toward the larger villages of East Huntspill and Mark.

3.5.8 From various points along the ridge of the Polden Hills to the south there are expansive views into the site and beyond towards the lower rolling hills, knolls and ridges which divide the wetlands leading toward the Mendip Hills. Travelling south along the M5 quite close open views into the site from the western boundary are possible, with the larger degraded munitions buildings being visible. Other close views are possible from the northern fringes of Puriton and Woolavington villages as well as from the Woolavington Road between the two villages. Walkers and cyclists using public rights of way to the north of Woolavington will have a range of views into the site as will users of the road north to East Huntspill from Woolavington through the Woolavington Level.

3.5.9 Another important aspect of landscape character is the power lines which crisscross the area. The site itself is closely contained with lines running along the west, east and north boundaries of the site. The plethora of high voltage power lines and their pylons have a significant influence on the character and visual amenity of the landscape as does the noise from the nearby M5.

Chapter 4 Planning Policy Context

4.1 Introduction

4.1.1 The site is located in open countryside outside of the settlement boundaries for Bridgwater, Puriton and Woolavington as defined by the adopted Local Plan; however, it is now allocated specifically as an energy park in the Council’s Core Strategy.

4.1.2 This follows earlier studies including the Sedgemoor Economic Masterplan (2008- 2026) and Bridgwater Vision, both adopted as material considerations, which established the employment led approach of the Council, focused on enabling appropriate private sector investment that contributed to wider objectives and Council priorities.

4.1.3 This site has the potential for exciting and design led employment development to provide a impetus to the area that can help to transform the image of Bridgwater and the wider District to a more modern and enterprising dynamic perspective.

4.1.4 The following section provides a summary of the relevant current and emerging policy context:

4.2 Planning Act 2008 and National Policy Statements

4.2.1 This SPD identifies the role that Nationally Strategic Infrastructure Projects (NSIPs) could have on the site. Legislation in the 2008 Planning Act provides that NSIPs are of such importance to the UK that a different consenting regime to the normal grant of planning permission by the local planning authority is established. Therefore any NSIP on the site would be determined in accordance with the decision-making framework set out in the Planning Act 2008 and the relevant national policy statements for major infrastructure, as well as any other matters that are considered both important and relevant (which could include this SPD). In addition National Policy Statements form part of the overall framework of national planning policy, and are a material consideration in decisions on planning applications.

4.3 National Planning Policy Framework (NPPF)

4.3.1 On 27 March 2012 the Department for Communities and Local Government (DCLG published the National Planning Policy Framework (“NPPF”). The NPPF revokes and replaces all Planning Policy Statements and Planning Policy Guidance as well as various Mineral Planning Guidance, Government Circulars and letters to Chief Planning Officers (the full list is set out in Annex 3 of the NPPF).

4.3.2 The National Planning Policy Framework must be taken into account in the preparation of local and neighbourhood plans, and is a material consideration in planning decisions. It should be noted however that the NPPF does not contain specific policies for NSIPs but may be a matter considered both important and relevant in their determination alongside the relevant national policy statements.

4.3.3 The NPPF is clear that the purpose of the planning system is to contribute to the achievement of sustainable development. It identifies the three dimensions to sustainable development - economic, social and environmental. Paragraph 8 of the NPPF states that these roles should not be undertaken in isolation because they are mutually dependant. Economic growth can secure higher social and environmental standards, and well-designed 11

buildings and places can improve the lives of people and communities. Economic, social and environmental gains should be sought jointly and simultaneously through the planning system.

4.4 Regional Spatial Strategy for the South West

4.4.1. The former ROF factory was initially promoted through the draft Regional Spatial Strategy (RSS) for the South West as a strategic mixed use employment site. Although its scale and previously developed status was acknowledged at the Examination in Public, it was not specifically identified in the Panel Report. Instead the Panel recommended that the merits of the site's redevelopment for employment should be considered further in the context of the then emerging Sedgemoor Core Strategy.

4.4.2 The Government, in July 2010, subsequently confirmed the intention to revoke Regional Spatial Strategies in advance of an adopted Regional Spatial Strategy for the South West. Whilst this decision to revoke RSS was been challenged, the Government remain committed to this action through the provisions of the Localism Act. In any case the South West RSS has never been approved and is no longer being progressed.

4.5 Somerset and Exmoor National Park Joint Structure Plan Review

4.5.1 The policies of the Joint Structure Plan Review (with one exception – Policy 53) have been saved as part of the Development Plan and therefore remain a key consideration in the determination of any application for the Energy Park. Of particular relevance are policies relating to the Environment, Economy and Transport and Infrastructure.

4.6 Somerset Economic Assessment (March 2011)

4.6.1 The Somerset Economic Assessment provides a useful tool for assessing existing countywide economic conditions and includes a summary of opportunities and threats for Somerset’s economy. Opportunities include the potential for Somerset to act as an exemplar low carbon economy given the potential for Hinkley Point to act as a catalyst.

4.7 Sedgemoor Economic Masterplan (2008-26)

4.7.1 The Economic Masterplan sets the goal of moving to a higher, value-added knowledge driven economy. Whilst Bridgwater is recognised as the focus for inward investment, the coastal and rural areas of the District and Burnham-on-Sea & Highbridge have an important role in driving economic growth and prosperity as an integral part of a modern, living, working countryside. It includes the following vision:

"Sedgemoor will be one of the UKs leading centres for energy related business, employment and skills, with Hinkley, Puriton and Bridgwater College as the foundation, and other initiatives based on renewable energy and low carbon technologies".

4.7.2 The Economic Masterplan identifies that the district is at a cross roads in respect of its development. Although there have been substantial successes already achieved some underlying structural weaknesses in the local economy remain. These will impact on future investment and growth in the District and there is a need to strengthen traditional sectors and develop new employment opportunities.

4.7.3 Ten commitments are identified to transform Sedgemoor over a 15 year period and designed to secure new investment and employment. These include identification of Bridgwater as a future enterprise and business hub for the south west, leading on energy related business and as a centre for creative digital and media industries.

4.7.4 By being recognised as a regionally significant location for inward investment, the Council is providing local community leadership to meet high level objectives to strengthen the local economy and re-structure employment, skills and the health and well being of local people.

4.7.5 The opportunity for Puriton Energy Park is further developed in the Masterplan as:

"A key opportunity site for low carbon energy centre development has been identified at the former ROF facility in Puriton, which could complement development at Hinkley. Development of the energy sector will allow the district to build on the experience and benefits to be secured at Hinkley, allowing local people and businesses to share the benefits.

As a brownfield site that is well shielded from surrounding uses and served by existing utilities, this site provides an opportunity to develop an energy centre of regional significance. As well as presenting potential to accommodate energy generating uses, the site could be promoted to attract energy related R&D uses to create a dedicated facility for the sector. Given the requirements for energy generation and the potential for perceptions as a bad neighbour use, the district has limited alternative sites"

4.8 Bridgwater Vision (2009)

4.8.1 The draft South West Regional Spatial Strategy identified Bridgwater as a Strategically Significant City and Town (SSTC) and promoted an employment led strategy for sustainable growth. To support the delivery of this growth Sedgemoor District Council and key partners have developed the Bridgwater Vision, a long term 50 year strategy for the regeneration of the town.

4.8.2 Whilst the Vision does not allocate sites, it does recognise the importance of the former Royal Ordnance Factory as a transformational project and promotes the concept of the Puriton Energy Park, stating:

"Puriton Energy Park would be a significant employment area for B1 and B2 energy related uses for the town linked to a renewable low carbon energy source. The employment area would benefit from on-site rail links, a bespoke travel plan service for workers from Bridgwater town centre and the promotion of cycle tracks and footpaths through the site providing links to Puriton , Woolavington and Bridgwater encouraging greater use of non- vehicular transport modes. Opportunities to incorporate other uses on the site would also be explored including leisure uses, key worker/specialist/market housing and areas of open space for recreation."

4.8.3 The overarching driving theme threaded throughout the Bridgwater Vision is that development will need to reflect the aspirations and ambitions through the delivery of high profile, contemporary and highly sustainable buildings. The scale of the ROF site is of regional significance and for this reason is ‘visible’ and requires the highest levels of development and implementation.

4.9 Sedgemoor Core Strategy (2006-27)

4.9.1 The Sedgemoor Core Strategy was adopted in October 2011 following Examination. In conjunction with “saved” policies from the previous Local Plan and Structure Plan, it comprises the development plan for the district. It was prepared in advance of the publication of the NPPF but examined within the context of the draft document that included the presumption in favour of sustainable development. The Core strategy therefore provides a local interpretation of the key elements of the NPPF and embodies the principles of sustainable development into its objectives, spatial strategy and key place making policies.

4.9.2 The proposed development of the site will be required to meet the policies and approach of the Council’s Core Strategy adopted in October 2011. The key overarching policy areas are discussed below:

Policy S1: Spatial Strategy

4.9.3 Policy S1 sets out the Spatial Strategy for Sedgemoor and advises that:

"Bridgwater will be the focus for the District’s housing and employment growth. As the principal town in the District it will accommodate the majority of new development within its urban area through the provision of a strategic urban extension, brownfield sites and at other well related Greenfield locations".

4.9.4 Puriton and Woolavington villages are both identified as Key Rural Settlements and the Spatial Strategy advises that:

"Priority will be given to development opportunities in the identified settlements that contribute towards regeneration, viability and vitality and which are within or close to existing or proposed public transport corridors. These will normally be on previously developed land and buildings which offer the opportunity for redevelopment or re-use".

4.9.5 With regard to the well located position of the villages and the site to Bridgwater the requirements of this over arching policy are achieved.

Policy MIP1: Major Infrastructure Proposals

4.9.6 The Core Strategy identifies Major Infrastructure Projects as those infrastructure projects that would require Environmental Impact assessment (EIA) as set out in Schedules 1 and 2 of the EIA Regulations and include those defined as Nationally Significant Infrastructure Projects (NSIPs) in the Planning Act 2008.

4.9.7 Under this new process, promoters of NSIPs will submit an application for development consent order (DCO) to the National Infrastructure Directorate (NID) of the Planning Inspectorate who in turn will make a recommendation to the Government on whether development consent should be granted. Because NSIPs are subject to a separate planning process within the national planning regime, the Sedgemoor Core Strategy and this SPD do not set any policies, tests or requirements for the NID to apply in deciding whether any element of the development comprised in an application for development consent is acceptable, nor the basis on which any such application should be approved.

4.9.8 Accordingly, the Core Strategy and this SPD do not have the same status for decision making by the NID as it does for decisions under the Town and Country Planning

Act 1990, where the Council is the determining authority. However, the Planning Act 2008 at Section 104(2)(b) and (d) states that the NID/Secretary of State must have regard to any Local Impact Report (LIR) together with any other matters they think are both important and relevant to their decision. The Core Strategy and this SPD will inform the LIR to be submitted by the Council to the NID in connection with the determination of any application for development consent that may be required as part of the Energy Park. Further information on LIRs and the development consent order process is available from the following weblink: http://infrastructure.independent.gov.uk/

4.9.9. Policy MIP1 of the Core Strategy sets out the approach the Council will take in responding to major infrastructure applications either as determining authority or as a statutory consultee. It sets out broad requirements that any proposal will be assessed against including environmental, social and economic impact and the need to minimise and compensate for any harm.

Policy D11: Economic Prosperity

4.9.10 Policy D11 sets out the approach towards economic development and states that:

"In general employment proposals will be supported where they contribute to the following objectives:

 Accord with the Spatial Strategy;  Deliver a minimum of 9,620 new jobs between 2006-27;  Encourage a diverse, robust, thriving and resilient economy (in terms of both climate change and economic resilience);  Enhance the image of the area as a business location;  Provide or retain appropriate work spaces to meet local demand;  Provide local and higher quality job opportunities;  Improve the skills of the resident work force;  Increase self-containment, reduce the need to travel and be accessible by sustainable transport modes;  Are compatible with the scale and character of their location."

Policy P1: Bridgwater Urban Area

4.9.11 The employment section of Policy P1 sets out the intention for employment proposals to contribute to the restructuring of the local economy through the provision of local higher skilled jobs in competitive economic sectors, stating:

"All employment proposals in Bridgwater will be supported where they add higher value to the economy through the provision of local employment opportunities, the promotion of higher skilled jobs and/or allow for the expansion of appropriate existing businesses.

The Council will encourage knowledge intensive sectors including Information and Communication Technologies (ICT), related manufacturing, research and development and environmental technologies including low carbon/renewable energy. Large-scale employment proposals (over 1,000m² of gross floor space) for research and development, light industry, general industry and distribution (B1c, B1b, B2 and B8) will be supported where they meet the requirements of Policy D11: Economic Prosperity and the policy objectives above."

4.9.12 In addition the policy prioritises the redevelopment and remodelling of existing sites and specifically allocates the Former Royal Ordnance Factory at Puriton as an Energy Park and sets out some key requirements for the redevelopment of the site:

"Priority will be given to brownfield sites through the redevelopment and remodelling of existing land and buildings within established industrial/business areas, including the former Royal Ordnance Factory site at Puriton allocated as an Energy Park, and ‘saved’ allocated employment sites, followed by preferred greenfield locations."

"The former Royal Ordnance Factory site at Puriton is allocated as an Energy Park, with priority given to renewable or low carbon energy generation and other energy-related or complementary uses, including green technologies, supply components and support services. The Council will work with interested parties to develop an overall masterplan for the site.

This will include the following elements:

 About 90 hectares of developable employment land identifying a range and mix of appropriate uses;  Phased delivery of the site and essential infrastructure;  Habitat enhancements and the creation of an ecological park;  Accessibility through the promotion of sustainable modes of transport, improved road infrastructure and the feasibility of reinstating the former rail link;  Opportunities for passive energy production including photovoltaics;  Community, recreational uses;  Publicly accessible green space;  Strong internal landscape structure;  Network of footpaths and cycleway linking the site to the villages of Puriton and Woolavington;  Consideration of industrial heritage;  High quality design and sustainability standards;  Safeguarding existing sites and premises.

Other Relevant Policies

4.9.13 In addition to the above overarching policy context there are a number of other policy areas within the Core Strategy that will be relevant to the detailed aspects of the redevelopment of the Former Royal Ordnance Factory, and proposals for the site should be prepared taking these into full consideration. These are listed for reference below:

 Policy S2: Infrastructure Delivery  Policy S3: Sustainable Development Principles  Policy S4: Mitigating the Causes and Adapting to the Effects of Climate Change  Policy D1: Managing Flood Risk  Policy D2: Promoting High Quality and Inclusive Design  Policy D3: Sustainable Construction and reducing carbon emissions in new developments  Policy D4: Renewable or Low Carbon Energy Generation  Policy D9: Sustainable transport and movement  Policy D10: Managing the transport impacts of development  Policy D14: Natural Environment  Policy D16: Pollution impacts of development and protecting residential amenity  Policy D17: Historic Environment

 Policy D19: Health and Social Care  Policy D20: Green Infrastructure  Policy D21: Community and Cultural facilities

4.10 Sedgemoor Sustainable Community Strategy (2009)

4.10.1 The overarching themes within the Sustainable Community Strategy for Sedgemoor ('Sowing the Seeds for a Better Future') promote the economic, social and environmental well being of the district, creating a better quality of life and a sustainable economy for Sedgemoor.

It includes the following Vision for the District:

"By 2026, Sedgemoor will be a place:

Safequarded against the most serious threats of coastal and inland flooding and climate change; celebrated for our Energy – in our people, our carnivals and our economy; made Distinctive due to the beauty and variety of our unique environment, landscapes and heritage; recognised as the Gateway to the Levels and Moors, Somerset and the further South-West – a place to arrive, not just pass through; known for its vibrant Economy – able to withstand future recessions and reductions in fossil fuels and able to provide jobs which are valued by local people; with people Motivated to maximise their educational achievement and skills.; giving everyone the Opportunity to live well – free from the effects of crime, poverty, social isolation or discrimination, ensuring that services and facilities are accessible to all; home to Optimistic people – confident in their ability to shape their communities and respond to future challenges; and where people Respect themselves, other people, the environment and the needs of future generations."

4.10.2 Bridgwater being the main focus of economic activity in the district is identified in the Community Strategy as having priority needs including economic development, raising skills and aspirations. This employment led strategy links opportunities through better travel provision, better jobs with local labour agreements and re-training to help communities improve their economic well being.

4.10.3 The Sustainable Community Strategy encourages inward investment with the goal of attracting knowledge intensive businesses which in turn encourages existing business reinvestment. Additionally improving the image of the area and raising economic productivity and profile will also assist the development of the workforce and the improvement of skills.

4.11 Sedgemoor Corporate Strategy (2009-14)

4.11.1 The Sedgemoor Corporate Strategy 2009-14 (refreshed in 2010) sets out the Council’s priorities and the key areas of activity and delivery. The Strategy provides a clear expression of the Council’s long-term vision of what it is striving to become and of what it wants to achieve in the community. It is an essential framework within which the Council can set out its priorities.

4.11.2 It identifies four priorities; housing, efficiency, regeneration and the environment which are contained within the themes of; economic growth and regeneration, health and well being and a clean and sustainable environment.

4.11.3 In respect of economic growth and regeneration priorities, specific aims include improving the perception of the district to create a new era of economic regeneration and job creation, up skilling the workforce and providing learning opportunities.

4.12 Sedgemoor Climate Change Strategy (draft)

4.12.1 The Council has signed the Nottingham Declaration on Climate Change, a commitment to work in a way that counteracts the impacts of climate change. The promotion of renewable energy use, sustainable construction, re-use and recycling of waste, sustainable modes of travel, water management and green infrastructure are key elements of the Council's emerging Climate Change Strategy. This identifies how the Council will set out its commitments both internally as an organisation and externally through its wider community leadership role. It includes the following themes:

 Climate Change Proofing New Growth in the Sedgemoor Core Strategy  Retrofitting Buildings to achieve Low Emissions and Improved Resilience  Develop the Skilled Workforce for a Low Carbon Economy to flourish in Sedgemoor.  Behaviour Change Encouraging Low Carbon Lifestyles  Promote Climate Change Friendly Working Practices  Heart of Somerset Low Carbon Cluster – New Jobs and Businesses for Sedgemoor  Development of a Sustainable Transport Infrastructure for Sedgemoor.  Support Local, Sustainable Food Production.  Smart Infrastructure for Informed Choices for a Low Carbon Society

4.12.2 The allocation of Puriton Energy Park and its priority for renewable or low carbon energy generation and other energy-related or complementary uses is an integral component of this strategy and will contribute significantly to meeting the Council's carbon reduction targets.

4.13 Sedgemoor Green Infrastructure Strategy (2011)

4.13.1 The Green Infrastructure Strategy provides a long-term vision and high-level delivery plan for Green Infrastructure (GI) in Sedgemoor. It promotes the concept of multi-functional green infrastructure as a way of delivering a range of benefits for the natural environment and for people, including health and recreation, climate change adaptation, sustainable transport and biodiversity. The benefits of green infrastructure are also environmental education; local food production – in allotments, gardens and through agriculture; and improved health and wellbeing – lowering stress levels and providing opportunities for exercise.

4.13.2 Sedgemoor has vast GI resources, which need to be safeguarded, maintained, improved and enhanced. This is important in the light of wider issues, such as climate change, as well as more localised concerns, in particular:

 The need to protect and enhance the existing high quality environment and landscape in the district due to anticipated significant impacts from development both within the district and in neighbouring areas; and  The need to restructure the district’s economic base and transform development by enhancing ‘quality of place’, local sustainability and the long term viability of existing settlements, such as Bridgwater.

4.13.3 The Green Infrastructure Strategy sets out three high level objectives that will be relevant to the development the Energy park, these are:

 To maximise opportunities to deliver a multi-functional GI network.  To protect and enhance the District’s distinct landscapes, including mitigating the impact of major infrastructure and development.  To protect and enhance the natural environment, including biodiversity, greenspace and water.

4.14 Sedgemoor Landscape Assessment and Countryside Design Summary

4.14.1 This document was published in 2003 and sets out a district wide assessment of landscape character. It includes the following elements:

 Analysis of landscape character  Description of how the landscape has evolved including identification of drivers of change and issues in respect of landscape management  Identification of the distinctive character of rural settlements and their surroundings to ensure new development fits well with this character  Assessment of the impact of the built environment on the landscape and the identification of areas of high vulnerability to new development

4.14.2 The document is directly referred to as a consideration in the assessment of local landscape character, scenic quality and distinctive landscape features in Policy D14 (Natural Environment) of the adopted Sedgemoor Core Strategy.

4.15 Emerging Somerset Waste Core Strategy

4.15.1 Somerset County Council published the Pre-submission Waste Core Strategy on 7th November 2011. The plan covers all of Somerset and all waste types and sets out the Council’s proposed strategy on waste planning until the year 2028. It aims to help communities to minimise waste, maximise recycling and treat the remaining residual waste as a resource wherever possible.

4.15.2 The Waste Core Strategy includes strategic policies in respect of waste prevention, recycling and reuse, other recovery from waste and disposal as well as a number of detailed development management policies that guide development. In addition the Spatial Strategy identifies four zones as having potential for strategic waste facilities in Somerset including the largest centred on Bridgwater (that also includes the former ROF site at Puriton). The Waste Core Strategy refers to this as an “opportunity for Bridgwater to develop as a strong

centre for sustainable resource and waste management, and possibly to benefit from local energy production.”

Chapter 5 Site Analysis

5.1 Principle of Redevelopment

5.1.1 National Planning Policies followed by Local Planning Policies identifies brownfield sites as opportunities for significant inward investment. As a long standing brownfield site in Sedgemoor the site offers significant opportunities for redevelopment to secure investment into the district. The rural and countryside location of the site and its proximity to local communities does mean however that consideration must be given to the detailed schemes to ensure they seek to minimise impacts through the use of the Detailed Design Principles set out in Chapter 8.

5.1.2 The scale of the development is addressed in Section 5.3 and is limited to the brown field elements of the site. While at this stage it is not possible to indicate what the proportions will be between the built form and open space on the developed brown field elements, the Core Strategy and this SPD expects there to be significant landscaping throughout the site.

5.1.3 Detailed below are extracts of the Design principles which would be applicable;

• Design Principle 2 – Character, Quality and Continuity Workplaces that exhibit a strong positive relationship with surrounding areas, services and facilities.

• Design Principle 7: Scale and Massing Within the introduction to this design principle and the principles themselves there is detail addressing scale and massing to the built form..

• Design Principle 8: Landscape Design Detail within this design principle relates to the rural nature of the site and how new development should respond.

• Chapter 9: Requirements of a Planning Application Details what is required including Landscape and Visual Impact Assessment.

5.2 Site Benefits and Constraints

5.2.1 The opportunities of the site are determined through an understanding of both the benefits and the constraints that exist, these include:

 the site’s situation as an existing employment site with level of existing infrastructure;  the scale and the opportunity for land hungry uses which could not be accommodated on more constrained Bridgwater sites, enable a mixed portfolio of employment land and greater potential for inward investment;  the strategic accessibility being central to the region with good accessibility by Motorway and the potential for rail;  the potential for significant job creation, particularly in higher skilled and higher wage sectors, reducing the need to commute to other centres and providing the opportunity to retain younger people with qualifications in the area;  the established close links with adjacent local communities through past local job opportunities and ethos of sustainable travel to work modes (walking and cycling); 21

 the substantial wildlife interest which will add to the green credentials of the site and be integral in creating a pleasant work environment, an important factor in attracting higher skilled jobs and investment in green technologies and research and development;  the rural nature and character of the area given its countryside location;  the proximity to local communities and the need to manage impacts on adjacent residential areas;  the strategic and local highway access, capacity and safety issues and the need for significant investment in infrastructure to mitigate this;  the flood vulnerability and the need to integrate appropriate flood defences and surface water management;  the existing ecological interest including a number of wildlife sites and protected species.

5.3 Brownfield and Greenfield Proportions

5.3.1 The internal layout of the former ROF is unusual, in that the majority of buildings in the outer areas of the site are small storage buildings or ’magazines’ surrounded by earth bunds, used in the past for the storage of inflammable or explosive materials. The vast majority of the site is considered to be previously developed with there being circa 400 buildings on site.

5.3.2 Former administration and service areas are located along the central north-south spine of the site which includes offices, a hospital, fire station, changing rooms a canteen, power stations and engine shed.

5.3.3 To either side of the central area are the main areas of armament production, which took place in small embanked workshops scattered throughout the site, finished materials were stored in embanked magazines located in the north-west of the site.

5.3.4 For the purposes of calculation, the buildings and their bunds have been assumed to be developed land. On that basis it has been established that approximately 55% of the total land area within the wire constitutes previously developed brownfield land, amounting to 90ha (222 acres). In late 2010, BAE Systems began a programme of building decontamination and demolition that is due to be completed in early 2012. Approximately 95% of the demolition material will be recycled.

5.4 Flood Risk

5.4.1 The site lies within an area identified by the Environment Agency's Flood Map as Flood Zone 2 (medium probability) and 3a, (high probability). The primary flood risk to the site is from extreme tide levels in the River Parrett Estuary breaching the flood defences. In the event that the flood defences are overcome, then most of the low lying land behind the defences in the Pawlett levels as far as Glastonbury would be flooded.

5.4.2 A detailed analysis of the flood risk from the Parrett Estuary was conducted in 2007 and the results showed that the ROF site at Puriton remained clear of tidal flooding even when the effects of climate change were taken into account over the next 60 years. This is

owing to the presence of exiting defences including the Bristol-Exeter railway line, the M5 motorway and the embankment alongside the Huntspill watercourse.

5.4.3 However it will be necessary for any planning applications to be supported by detailed flood risk assessments prepared in accordance with the advice contained in the National Planning Policy Framework (NPPF). The flood risk assessment for the site should consider all sources of flooding to the site and arising from its redevelopment (i.e. tidal, fluvial, surface water). It should propose suitable mitigation to manage these risks to ensure development is safe throughout its lifetime. Given the Energy Park is likely to include a range of uses a sequential approach should be taken wherever possible, with the most vulnerable uses located in areas at least risk of flooding.

5.4.4 The river systems within the Somerset Levels are complex and extensively managed with the watercourses that have the greatest influence on the ROF site being the Black Ditch and the Huntspill River. The original purpose of the Huntspill River was as the primary source of water to the ROF factory and at present it is used to assist in the management of water levels and river systems. Water levels in the Huntspill River are therefore controlled and do not pose any flood risk to the ROF site.

5.4.5 Surface water runoff caused by excessive rainfall is currently managed using existing rhynes and ditches located throughout the site and which flow into the Huntspill River. Where appropriate the redevelopment of the ROF site should continue to use these rhynes and ditches. Given the number of rhynes on the site the redevelopment also provides the opportunity to retain and look at opportunities to open up any culverts on the site. In addition the individual plots should include water storage ‘on plot’ to provide storage for extreme rainfall events reducing the flood risk from surface water run offs.

5.5 Biodiversity & Ecology

5.5.1 Ecological surveys have been carried out over a number of years to establish the ecological baseline of the site and to identify any potential constraints to future development.

5.5.2 The exclusion of intensive agricultural activities for the last 50-60 years has allowed some notable ecological interest to develop principally along the site’s rhynes.

5.5.3 Desk based studies and a Phase 1 habitat survey were undertaken in order to identify further surveys required for protected species and habitats within the site. Surveys of the Hedgerows, Rhynes, ditches and detailed botanical surveys were carried out as well as species surveys for Badgers, bats, Otters, Water Voles, wintering and breeding birds, reptiles, amphibians, butterflies, dragon flies and aquatic invertebrates. Figure 3.3 below identifies the key habitats relevant to the site.

5.5.4 The nearest statutory designated site is the Huntspill River National Nature Reserve (NNR) which is situated to the North of the BAE site. The next nearest statutory designated site is the Severn Estuary Special Area of Conservation (SAC), Special Protection Area (SPA) and Ramsar Site approximately 2.6km to the west of the BAE site. The Somerset Levels SPA and Ramsar site is also within 5km of the BAE site. The Severn Estuary and Somerset Levels and Moors are internationally protected sites under the Habitats and Species Regulations 2010.

5.5.5 Somerset County Council and Natural England as part of the consultation on the SPD, have expressed concern in respect of the potential for wind turbines on the site 23

(including micro-generation). The concerns arise from the potential impact upon the water birds that fly between the Severn Estuary and the Somerset levels and Moors and to bats such as the noctule bat that has been detected foraging on the site. Natural England therefore advises that wind turbine proposals will be subject to a full Habitats Regulations Assessment.

5.5.6 There are a number of non-statutory designated sites within the BAE site, these are County Wildlife Sites (CWS) and there are 9 separate CWS within the BAE site. These are shown in Figure 3 below.

5.5.7 The Phase 1 habitat survey has identified 15 broad habitat types present within the BAE Systems site and these are shown on Figure 4 below.

5.5.8 The majority of the site contains habitats that are of limited ecological value in their own right, such as the areas of amenity grassland, buildings, hard standing, species poor hedgerows, ruderal and plantation although some of these habitats have value due to the protected species they support. Other habitats hold higher ecological value such as the rhynes) and ditches, reed beds, orchards, semi-improved grassland, species rich hedgerows, standing water, marshy grassland and ephemeral and short perennial grassland.

5.5.9 The bat surveys carried out of the buildings and trees within the site identified a number of bat roosts which were non-maternity roosts for both Brown Longer-eared and Common Pipistrelle Bat. Both of these species are regarded as commoner species of bat and as the roosts were not maternity are of a lower conservation status.

5.5.10 Foraging activity was also fairly limited with five species of bat identified, these included Common Pipistrelle, Soprano Pipistrelle, Brown Long-eared Bat and Noctule, all of which are regarded as common within the British Isles. A single recording of Greater Horseshoe Bats was also recorded from the orchard area and these are regarded as a rare species restricted to the southwest of England and Wales.

5.5.11 A number of Badger setts have been identified within the site and it is assumed that 5 different social groups hold territories. Foraging evidence has been recorded across the site in the grasslands, plantations and scrub.

5.5.12 No evidence of Otters was found within the site during the 2007, 2008 and 2009 surveys. However water voles have been recorded in a number of the rhyne and ditch systems within the site the majority of these are in the north of the site with only limited activity within the centre of the site and to the southwest corner. A number of other rhynes and ditches were considered to be suitable to support water voles and with suitable management others would also provide additional habitat.

5.5.13 The wintering bird survey did not identify any particularly rare species or any significant aggregations of species overwintering at the site. The breeding bird surveys undertaken recorded two protected species breeding within the site, these were Barn Owl and Cetti’s Warbler. One pair of Barn Owls was nesting in one of the decommissioned buildings.Potentially 20 pairs of Cetti’s Warbler were recorded within the scrub areas, reed beds and rhyne edges, a good number of other breeding birds were recorded with 42 other probable or confirmed breeding species.

Figure 3 – Wildlife Sites

25 ALL MAP DATA IS DERIVED FROM © CROWN COPYRIGHT AND DATABASE RIGHTS 2012 ORDNANCE SURVEY 100024272

Figure 4 - Habitats

26 ALL MAP DATA IS DERIVED FROM © CROWN COPYRIGHT AND DATABASE RIGHTS 2012 ORDNANCE SURVEY 100024272

5.5.14 The surveys identified that the site holds a good assemblage of both butterfly and dragonfly species with three County Priority butterfly species and a Local Priority damselfly species recorded.

5.5.15 The aquatic invertebrate survey identified species typical to the habitats that are present within the site the most diverse assemblage was recorded within the ‘borrow pit’ with two notable species recorded.

5.5.16 A low population of Grass Snake was found to be present within the site with no other reptile species recorded.

5.5.17 Two populations of Great Crested Newts were recorded within the site these are in the southeast corner in a collection of small field ponds, where a medium population exists and to the west of the site within a pond and ditch system, where a low population exist. Other amphibians recorded include Smooth Newt and Common Frog.

5.5.18 Proposals for the site will need to be informed by ecological impact assessment and include any necessary mitigation. Ecological survey work needs to inform proposals in respect of specific features/areas of habitats to be retained and/or enhanced, and also the preparation of an associated ecological mitigation strategy and management plan. The ecological mitigation strategy should identify what further action (if any) in respect of habitats/species may be necessary when detailed proposals are prepared.

5.6 Transport and Accessibility

5.6.1 As highlighted in earlier sections a constraint to the redevelopment of the site for is the range of transport and accessibility issues that currently exist. The full potential of the site will not be realised without the implementation of a comprehensive transport solution that addresses not only site access but seeks to overcome the existing strategic and local highway access, capacity and safety issues that would otherwise be exacerbated by the site’s redevelopment. Whilst this is likely to require new road infrastructure as part of a comprehensive package of mitigation, options for other sustainable transport measures should be fully considered, including improving opportunities for walking, cycling, horse riding and public transport as well as the feasibility of re-using the rail-link for commercial purposes.

5.6.2 Baseline traffic surveys have been carried out and analysis of road safety data indicates that the highway network in the vicinity of the site experiences problems with congestion and delay during peak times on the A39 and A38 corridors and at Junction 23 to the M5, with baseline evidence also highlighting accident ‘hot spots’ at a number of junctions along these corridors. Furthermore public consultation on the draft SPD identified a range of local concerns relating to the transport implications of the site’s redevelopment including the following:

 The possible exacerbation of existing traffic issues in the locality;  Cumulative impact with other developments ongoing and planned in the area including the Morrisons Regional Distribution Centre and new nuclear build at Hinkley Point, including significant numbers of HGV movements;  The potential for adverse impact on the local communities including residential amenity, air pollution, noise, safety, rights of way and environmental impact;  The need for consideration of all alternative road and sustainable transport options, including the possible re-instatement of the rail-link for commercial purposes. 27

5.6.3 However, the requirements for off-site infrastructure improvements to support development are unknown at this stage and would be established through detailed assessments informed through consultation with Somerset County Council Highways and the Highway Agency as part of the planning process.

5.6.4 The redevelopment of the site will need to be supported by a comprehensive transport strategy that seeks to identify the following key elements:

(a) At what stage would a new access road be required for the site to mitigate adverse impact on the existing local highway network taking into account cumulative impacts (including Hinkley Point C and other planned development in the locality);

(b) To what extent can alternative sustainable travel options (rail-link, improved bus services etc) influence the transport strategy for the site alongside softer behavioural measures that would be expected to be incorporated in travel planning;

(d) How any transport strategy for the site should be linked to its phasing to ensure infrastructure is provided when it is needed.

It will also need to consider the role of softer transport measures including encouraging behavioural change and the use of more sustainable modes of travel including cycling and walking.

Transport Assessment

5.6.5 Any development proposals will need to be supported by a full Transport Assessment consistent with the DfT’s Guidance on Transport Assessment (GTA) that covers all modes of transport, and the relevant policy objectives at all levels. The scope of the Transport Assessment will need to be agreed with both the Highways Agency, and Somerset County Council as Highway Authority, and will be required before works can commence in detail on the Transport Assessment. These parties must agree the findings of these works and the final Transport Assessment.

5.6.6 As well as addressing issues likely to be of concern to the Highway Authority and Highways Agency in performing their network management duties, the Transport Assessment should allow the transport implications of the redevelopment of the site to be properly considered and will help identify suitable measures to achieve a more sustainable and environmentally sound outcome.

5.6.7 The DfT Guidance on preparing transport assessments identifies the following relevant principles that the Transport Assessment should consider:

Encouraging environmental sustainability

 Reducing the need to travel – reducing the need for travel, reducing the length of trips, and promoting multi-purpose or linked trips by promoting more sustainable patterns of development and more sustainable communities that reduce the physical separation of key land uses.

 Tackling the environmental impact of travel – by improving sustainable transport choices, and by making it safer and easier for people to access jobs, shopping, leisure facilities and services by public transport, walking, and cycling.

 The accessibility of the location – the extent to which a site is, or is capable of becoming, accessible by non car modes, particularly for large developments that involve major generators of travel demand.

 Other measures which may assist in influencing travel behaviour (ITB) – achieving reductions in car usage (particularly single occupancy vehicles), by measures such as car sharing/pooling, High Occupancy Vehicle (HOV) lanes and parking control.

Managing the existing network

 Making best possible use of existing transport infrastructure – for instance by low-cost improvements to the local public transport network and using advanced signal control systems, public transport priority measures (bus lanes), or other forms of Intelligent Transport Systems (ITS) to improve operations on the highway network. It should be noted that the capacity of the existing public transport infrastructure and footpaths is finite, and in some areas overcrowding already exists.

 Managing access to the highway network – taking steps to maximise the extent to which the development can be made to ‘fit’ within the available capacity by managing access from developments onto the highway network.

Mitigating residual impacts

 Through demand management – using traffic control measures across a wide network to regulate flows.

 Through improvements to the local public transport network, and walking and cycling facilities – for example, by extending bus routes and increasing bus frequencies, and designing sites to facilitate walking and cycling.

 Through minor physical improvements to existing roads – it may be possible in some circumstances to improve the capacity of existing roads by relatively minor physical adjustments such as improving the geometry of junctions etc. within the existing highway boundary.

 Through provision of new or expanded roads – it is considered good transport planning practice to demonstrate that the other opportunities above have been fully explored before considering the provision of additional road space such as new roads or major junction upgrades.

5.6.8 Consideration of these matters should take place at an early stage in the process of preparing a development proposal. Work on developing the transport assessment can then help inform, and be informed by, discussions about the location of the site and the scale and mix of uses proposed.

5.6.9 In addition to the above considerations, the Transport Assessment for the former Royal Ordnance Factory site will need to specifically include the following:

 Comprehensive traffic modelling that takes into account both existing conditions in the area, the scale and nature of traffic generation (including HGV movements) arising from the proposed development and the cumulative impacts from planned development (including Hinkley Point C and North East Bridgwater) and associated traffic mitigation traffic measures;

 A Strategic Travel Plan Framework that considers measures that will be taken to reduce reliance on the private car and promote more sustainable modes of travel. This will include the contribution that the following measures could have: reinstating the rail link; the role of bus links and potential park and ride sites and the provision and improvement of cycling and walking links;

 Identification of appropriate transport mitigation measures. In the case of a new access road this should include an assessment of the alternative options (as identified on Figure 5 below) in consultation with the Local Planning Authority and Highway Authorities, to identify the most appropriate and deliverable route;

 Full consideration as to how any new transport infrastructure provision will address the existing strategic and local transport issues in the locality. Any proposed mitigation will need to consider the area as a whole and where appropriate set out a comprehensive package of mitigation for the local highway network. This could include measures to improve circulation within these villages including junction improvements and traffic systems.

 A comprehensive phasing programme setting out when particular mitigation measures are required and will be delivered.

Figure 5 – Access Road Options

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Assessing the Impacts of Development and Potential Mitigation Measures

5.6.10 In considering the alternative access road options, an assessment of the route options will be required, based upon the principles of the following DfT objectives of Accessibility, Safety, Economy, Environment and Integration. The scope of the assessment should be agreed with the Local Planning and Highway Authroities.

Accessibility

 access to the transport system – locating access points and links for pedestrians and cyclists to the wider transport network;  access to the local area – providing transport nodes or interchanges for the proposed development that will benefit other developments and the local community as a whole;  community severance – ensuring that the development does not create barriers to access within the local community.

Safety

 the potential for development-related or other transport accidents in the vicinity of the site; and  perception of personal insecurity in and around the development site.

Economy

 Government regeneration objectives (e.g. use of brownfield sites);  non-motorised road users’ journey time;  motorised road users’ journey time reliability;  user costs;  the construction, land, preparation, supervision and subsequent maintenance costs of development proposals (including mitigation works).

Environment

 nuisance to people caused by transport-related noise and vibration generated by the development;  the emission of greenhouse gases as a result of the transport implications of the development and the impact of changes in local air quality on people;  the transport-related impacts of the development on areas of designated landscape importance;  whether the site is in an air quality management zone or is likely to cause a breach of current legislation;  the transport-related impact of the development on areas of nature conservation or biodiversity and Earth heritage interests (such as geology) where they interact with roads;  heritage of historic resources where they interact with development-generated transport and/or proposed mitigation measures;  the transport-related impact of the development on the townscape;  appraisal of the transport-related impacts of the development on the water environment;  the impact of the transport implications of the development on physical fitness;  journey ambiance.

Integration

 the potential for the development to influence interaction among all transport modes (motorised and non-motorised), either in isolation or in combination with other developments;  interaction between the development proposal and wider issues of Government policy such as environmental sustainability and health; 32

 integration of the development proposals with local, regional and national land use policies;  bringing communities together/social inclusion;  separating communities as a result of cutting off existing movement paths – severance/social exclusion.

5.6.11 In addition to the impacts to be covered by the Transport Assessment identified above, any adverse impacts on residential amenity, the environment and the character and nature of the area arising from the development and any proposed mitigation measures will need to be assessed as part of the Environmental Impact Assessment

5.6.12 Where wider traffic improvements are identified and proposed for the villages to help mitigate the impacts of the redevelopment appropriate consultation should take place with the local communities and key stakeholders.

Travel Planning

5.6.13 To support modal shift and to reduce potential transport impacts of the redevelopment of the site a comprehensive approach towards travel planning will be required. Travel Plans are long-term management strategies for a site or occupier that seeks to deliver sustainable transport objectives by encouraging behavioural change. They must identify an individual package of measures to encourage an increased use of more sustainable modes of travel, including walking, cycling, motorcycling, public transport and car sharing.

5.6.14 In preparing a travel plan for the site the advice set out in Somerset County Council’s “Enabling Smarter Travel Through Travel Planning in Somerset” supplementary planning document (November 2011) should be drawn upon. This document has been adopted by the County Council as part of the Future Transport Plan for Somerset.

5.6.15 Given the long-term nature of the redevelopment of the Former Royal Ordnance Factory site and the degree of uncertainty in respect of the range of uses likely to contribute to the Energy park concept, travel plan solutions are likely to vary widely. However it is essential that any outline planning application for the site is supported by a Strategic Travel Plan Framework that sets out common site wide measures and detailed principles for the development of all likely uses on-site, having had input from Somerset County Council and the Highways Agency. This will enable detailed initial guidance to be provided for measures to be delivered prior to occupation and consistently across the phases of redevelopment. Subsequent reserved matters applications will need to reflect these measures and principles.

5.6.16 The Travel Plan should be developed through the stages of the planning application process as follows:

 Outline – submit Strategic Travel Plan Framework covering all elements and all phases with detailed travel plan principles and obligations on future developers and occupiers. Agree Strategic Travel Plan Framework and append to Section 106 and other agreements prior to signing. The Strategic Travel Plan Framework should follow Somerset’s template “Travel Plan for Major Developments”

 Reserved Matters – check for compliance with Strategic Travel Plan Framework in terms of built design and management plans

 Occupation – ensure occupiers are aware of commitments and meet to discuss further measures they may implement in relation to their detailed activities on-site and organisational characteristics.

5.6.17 Linkages with the work of any Transport Management Organisation (TMO) that may be put in place for Bridgwater will need to be fully considered in preparing and implementing the Strategic Travel Plan Framework for the site.

5.6.18 The Travel Plan in considering sustainable transport movements should look northwards to Highbridge and Burnham on Sea as well as southwards to Bridgwater, and wider (i.e. Street) in consideration of travel measures and impacts.

Walking, Cycling, Horse Riding and Public Transport

5.6.19 As highlighted in earlier sections, there is currently no public access through or around the site either by vehicle, cycle or on foot. In addition there is a lack of safe off-road routes for pedestrians, cyclists and horse riders in the area. The Rights of Way Improvement Plan (RoWIP) supports the development, where a need is identified, of multi- use routes. These not only provide for walkers and cyclists, but also horse riders as their status would be Public Bridleway. This area of Sedgemoor has major severance issues for horse riders and cyclists, with the M5, A38, A39 and railway all causing connectivity issues.

5.6.20 The redevelopment of the site therefore provides the opportunity for increased permeability and accessibility to be achieved, that links public rights of way and isolated hamlets and farmsteads to Puriton, Woolavington and further afield to Bridgwater and by also linking to public transport routes.

5.6.21 Given the rural location, bus passenger waiting facilities are of a basic standard and opportunities to increase bus accessibility and improve passenger waiting facilities should be considered as part of the re-development of the site with a need to provide good public transport links to the site from the outset. Figure 3.1 below shows the existing bus services relevant to the site's locality.

Rail Transport

5.6.22 The site benefits from a redundant rail connection to the existing mainline route west of the site. This originally enabled rail access to and from the site from the southbound line only via a goods loop at Highbridge. The branch link from the site was last used in 1990 and used to transport outgoing ordnance products and incoming coal and sulphuric acid for the factory power plant.

5.6.23 Preliminary engineering studies have been carried out in 2007 and 2010 to establish the feasibility of reconnecting the site to the main line. Investigations indicate that whilst much of the original sidings and track have been removed, the track bed remains in place and the embankment is considered to be in a serviceable condition. Re-connecting the site to the main line would require the relaying of the branch line track together with new point and signal controls.

5.6.24 In addition feasibility studies are currently being carried out to assess the requirement for refurbishment and strengthening of the existing rail bridge crossing of the M5 motorway in order to meet modern day standards in terms of loading capacity.

5.6.25 Preliminary consultations have taken place with Network Rail on-site and indicate that there is capacity in the network to accommodate freight movement to and from the site for possible energy and waste related uses. Subject to detailed feasibility and viability studies, rail contract and statutory processes it would be feasible to reconnect the site to the main line.

5.6.26 However given that some uncertainty remains, any transport assessment for the site would need to be undertaken with and without the rail link to ensure that the level of trip generation from the site can be accurately assessed.

Chapter 6 The Energy Park Concept

6.1 Defining the Energy Park Concept

6.1.1 The concept of the Energy Park has been developed through the Economic Masterplan, the Bridgwater Vision and the Core Strategy. The overall vision for Bridgwater is focused on becoming an energy conscious town with an ambitious approach to sustainability and a low carbon environment. The Energy Park forms an integral part of the Somerset Low Carbon Cluster through the delivery of energy related uses such as:

 energy production;  manufacturing and advanced engineering operations;  research and development;  education and training;  logistics related to the energy sector; and  other energy supply chain businesses.

6.1.2 The Energy Park will be a key source of employment for the residents of Bridgwater, neighbouring settlements and the wider Sedgemoor District. There will be strong linkages to surrounding communities through economic development, social and environmental programs.

An Energy Park is a relatively new concept, for which there is no standard definition. Its purpose will be to:

 create conditions suitable for a multifunctional energy park that seeks to bolster and go beyond routine economic development benefits and supports a wide array of industries.  create a renewables friendly culture to encourage the location of pre-commercial (demonstration) and developing renewable energy technologies including waste recovery, water treatment and reuse as well as being carbon free or low emission generating.  provide flexibility to accommodate emerging technologies;  promote the establishment of new energy generation capacity  facilitate uses with high energy consumption, able to take advantage of decentralised power supply and heat off-take arrangements created by the on-site energy generation  be a net exporter of energy and strive to be waste neutral;  promote the production and use of new clean energy;  offer an integrated approach to energy production through supply chains, energy distribution, storage, production, R&D and sustainability;  encourage redevelopment utilising existing infrastructure where possible, reintroduce infrastructure previously removed and provide new infrastructure;  turn liabilities into assets and expanding the technical functionality of the site..  achieve enhanced environmental, economic and social performance;  minimise environmental impacts and maximizing the efficient use of resources;  promote walking, cycling and/or other zero/low carbon transport

6.1.3 Marketing of the site and recruitment of companies will focus on the operators’ commitment to high resource efficiency and low pollution, including those that support major industries in achieving these goals through the services and products they offer. The design

and construction of the infrastructure and buildings will follow high performance resource efficiency standards again using renewable energy and materials wherever possible.

6.1.4 Redevelopment of the site will respect and enhance the existing landscape, ecological assets and improve the function and accessibility of the site and surrounding villages and hamlets. The site will be well connected by public transport to neighbouring settlements and provide an exemplar of high quality design and sustainable development (as set out in the design principles in Chapter 8).

6.1.5 Overall development on the site should accord with the aims and objectives of the Core Strategy and meet SDC’s wider aspirations including raising the image and economic profile of Bridgwater, enhancing the context and providing greater accessibility to jobs, services and facilities for those local communities closest to the site as well as improving the reputation of the wider District as a place to live, work and invest.

6.2 Economic Context

6.2.1 Current market demands for energy generation and related uses that draws out the low carbon energy sector and its related supply chain is a critical growth industry for the UK. With an estimated value to the UK economy of £31.5bn per annum in 2009 (of a global £3 trillion), the sector has seen exponential expansion over the past decade, with related employment now in the region of 30,000 direct posts (24,000 of which are within the nuclear sector). This is set to further expand over the next 10 years, in part driven by the Government’s ambitious target for 2020 of generating 30 per cent of UK electricity from renewable sources. Sedgemoor’s focus upon the low carbon and renewable energy sector seeks to tap into this opportunity, establishing a early adopter advantage through targeting the opportunity posed by EDF’s investment within Hinkley Point C.

6.2.2 The Council’s Economic Masterplan identifies the potential demand in energy related business which are key growth sectors of the economy. In addition the site promoters have undertaken an initial assessment of market demands relating to an Energy Park to provide some confidence that demand exists which has been further complimented by regular enquiries regarding the site by Energy related users. Further assessment of market demands are being undertaken by the promoters and this information will ultimately be submitted to support any future planning application.

6.2.3 The District faces a significantly challenging growth agenda over the plan period to 2027 and to ensure key objectives are met including increasing self-containment, greater access to higher paid and skilled jobs and diversification of the local economy, the Core Strategy advocates an employment led approach. In addressing this growth agenda potential job creation from the Puriton Energy Park is central to the employment strategy for the District.

6.2.4 The Core Strategy identifies potential for the creation of about 4000 jobs based on standard job density figures however given the nature of uses expected on the site this is likely to be significantly less with around 2000 being a more realistic target (a similar number to the peak employment levels of the site in the past). There will be an emphasis on local employment taking into account the site’s relationship to Bridgwater as well as nearby communities.

6.2.5 The town and villages suffer from high levels of out-commuting to other centres outside of the District, partly as a result of more limited high skilled and high paid jobs within the District. Therefore promoting higher skilled jobs within new and emerging technologies 37

provides the opportunity to reverse this trend. It also will have benefits in increasing the retention of younger qualified persons in the area who currently relocate outside of the District because of limited skilled jobs in the area.

6.2.6 The Council has adopted an Employment and Skills Charter that seeks to ensure employment proposals include an agreed proportion of local labour, training and recruitment plans and commitment to a proportion of local procurement and supplies. To this end Policy D11 (Economic Prosperity) of the Core Strategy encourages partnership working between employers and local training providers to help develop the skills of the resident work force and sections of the community that are disadvantaged in the labour market. The policy therefore requires developers to enter into local labour agreements with the Council to secure the objectives of the Employment and Skills Charter.

6.3 Key Deliverables

6.3.1 A number of key deliverables can be identified to inform the redevelopment of the former Royal Ordnance Factory and to help shape the concept of Puriton Energy Park. These are listed below:

 90 hectares of developable land with priority given to renewable or low carbon energy generation and other energy related or complementary uses;

 A combination of passive and active energy producers acting as a catalyst for site wide redevelopment;

 High standards of design throughout the site, reflecting the principles of sustainable development, low carbon construction and operation of buildings and integrated renewable energy;

 A range of support services, community, recreational and leisure uses;

 A comprehensive transport solution that addresses existing strategic and local highway access, capacity and safety issues that would otherwise be exacerbated by the site’s redevelopment;

 Maximising the potential for reconnecting the site to the mainline railway to the west;

 The frontloading where appropriate of key infrastructure associated with phased redevelopment;

 The development of an appropriate hierarchy of roads and traffic management systems to accommodate a variety of vehicular modes and enabling sustainable modes of transport;  A comprehensive network of pedestrian routes and cycle paths which provide sustainable access into and through the site linking to the neighbouring villages, Bridgwater, and the wider environment;

 Opportunities for habitat enhancement and protection through the delivery of a park around the perimeter of the site enhancing the biodiversity and ecological value of the site;

 Incorporating historical elements of the site which are to be retained into the landscape and built form to form points of interest potentially contributing to biodiversity and ecological elements;

 Framing the Energy Park against a strong internal landscape structure that incorporates publicly accessible green space and which integrates the ecology and biodiversity aspirations of the park through the use of green corridors;

 Development should work with the existing constraints and features that the site provides and deliver a substantial environmental and ecological benefit in providing a sustainable and green setting;

 The open spaces around the site should be managed to enhance the areas ecological value for example integrating landscaping with sustainable water management;

 A long term Management Plan safeguarding the site and the surrounding landscape and ecological value in the long term.

6.4 Potential Energy Related Uses

6.4.1 According to the requirements of Policy P1 of the Council's Core Strategy, priority will be given to renewable or low carbon energy generation and other energy related or complimentary uses, including green technologies, supply components and support services.

6.4.2 The following breakdown provides a more detailed account of potential uses that could be accommodated within the Energy Park. This list is not exhaustive and instead serves to demonstrate what uses would be appropriate having regard to the Energy Park concept and the specific attributes of the site.

6.4.3 This section drawing on comparable good practice and exemplar development sets out the employment sectors considered to be relevant to the Puriton Energy Park concept with particular priority on energy related and green technology opportunities.

6.4.4 The Transport Assessment supporting the planning application(s) for the site will need to ensure that all potential uses are modelled as part of the evidence base for assessing impacts.

6.5 Energy Production

Major Power Generation

6.5.1 Major power generation is a potential use for the site located away from the two villages and providing the site with the anchor uses that are required to kick start development. Uses could include the following:

 Combined cycle gas turbine or combined heat and power plant - This is a clean and low carbon use that could form part of the short/medium term national energy strategy and broadly fits within the overall concept of the energy park and its focus on renewable and low carbon energy generation. It would also represent a key ‘anchor’ 39

for the site and potentially could facilitate significant infrastructure provision from the outset

 Energy Recovery (Thermal Processes) – This refers to various technological configurations adopted to extract energy from waste using thermal processes that use a high temperature process to release chemical energy in the fuel. Such proceses will include gasification and pyrolysis. There are a number of synergies between the aspirations for the site and the role of the waste industry, particularly the development of higher value and skilled jobs. Energy recovery would appear to provide a strong justification for reinstating the rail link and helping to manage the amount of traffic that would need to access and leave the site. In addition the potential for reduced heating costs for businesses could be an important incentive for new occupiers to locate onto the site.

6.5.2 As highlighted in the earlier policy context section, if major power generation is proposed that is in excess of 50MW output as a single operator then this will fall within the definition of a Nationally Significant Infrastructure Project (NSIP) as set out in the Planning Act 2008. As such it would be a matter for determination by the National Infrastructure Directorate (NID) through a Development Consent Order having regard to relevant National Policy Statements. In which case this SPD and the Core Strategy will inform the Local Impact Report that the authority will need to prepare and may be seen as an important consideration by the NID.

6.5.3 Energy generation under 50MW in output would be the subject of the ‘normal’ planning application process under the Town and Country Planning Act 1990. In which case Sedgemoor District Council would be the determining authority and the Core Strategy and this SPD, in their role as forming part of the development plan for the District, would be the primary policy consideration.

Secondary Power Generation

6.5.4 Secondary power generation is also a potential use for the site. This will include microgeneration (for example biomass and woodfuel heating, small scale wind turbines and photovoltaic cells on individual buildings) as well as opportunities for solar energy cultivation on the perimeters of the site. National and local planning policy supports the principle of renewable energy projects in the countryside such as solar farms. Proposals for the solar farms are not dependant on the Energy Park plans and indeed have been taken forward independently with the completion of a solar photovoltaic park have on fields in the ownership of BAE to the west of the wire fence line, fields to the east were also identified as suitable for further solar panel installation but since changes to the Government feed in tariff this appears less likely at this time.

6.5.5 The requirement for businesses to operate from buildings that can generate their own energy and are effectively carbon neutral or positive means that the use of solar panels within structures are more commonplace. It can be expected that detailed schemes will include these elements which will be encouraged through the implementation of the Design Principles within the planning process.

6.5.6 In the case of both major and secondary power generation any proposed energy use and its processes will need to be mindful of the context of the site and avoid any unacceptable adverse impact on the local community or the environment.

6.6 Manufacturing Sector

6.6.1 Any proposed manufacturing uses should involve clean processes that fit the Energy Park concept and be related and/or complimentary to renewable and low carbon generation and green technologies. Example uses include:

 manufacture of components such as solar panels, wind turbines etc,  Energy management systems such as marine, wind and micro-generation technologies;  Automotive low carbon technologies and research;  Chemicals and pharmaceuticals such as genomics, preventative care and biotechnologies.

6.7 Research and Development Sector

6.7.1 Research and development related to emerging green technologies and linked to wider educational facilities and science parks nationally and internationally. This could include the following:

 Composite technologies;  Aquaponics/Hydroponics – enclosed systems for food and energy production;  Educational facilities accommodating renewable alternative and energy production;

6.8 Energy Storage/Research/Other Potential

6.8.1 Energy Storage refers to the general method and specific techniques for storing energy derived from some primary source in a form convenient for use at a later time when a specific energy demand is to be met. There is anticipated growth in the energy storage market between 2011 and 2017 as technologies evolve and in the future, energy storage in many forms is expected to play an increasingly important role in shifting patterns of energy consumption away from scarce to more abundant and renewable primary resources. Examples include the following:

 Electrical flow battery systems;  Non-electrical fly wheel storage systems (large and small);  Pressurised air tank storage systems (large and small);  Pumped water storage;  Electricity to heat through hot water storage;  Electricity to hydrogen through electrolysis creating viable storage and distribution;

6.9 Logistics

6.9.1 In the medium to long-term, Logistics (including warehousing and assembly, distribution and information and communication technologies) could have a role on the Energy Park. This role will be where this is specifically connected to energy related industries or able to utilise or contribute to key infrastructure delivery..

6.9.2 However it would not be appropriate for such uses to open or establish the Energy Park as this clearly conflicts with the concept and intentions for the site and the priority renewable and low carbon energy generation and related uses. Although it is also recognised that some flexibility will be required given the commercial realities and long-term nature of the project this cannot prejudice or dilute the energy park concept.

6.9.3 Once the energy park has been successfully delivered in terms of appropriate end users and infrastructure investment the site will perform sequentially better than other potential employment sites in Bridgwater. Therefore in the medium to long-term logistics may have a role to play in the site and indeed be a sustainable location for this given the infrastructure investment that would have taken place and the opportunity for complimentary linkages. This could be either directly through specific connection to energy industries or indirectly through the ability to utilise energy generated on the Energy Park.

6.10 Commercial Offices

6.10.1 Small scale offices are envisaged to provide support to the energy related, industrial and distribution uses with potential to include demonstration projects of new green technologies and energy users as a one stop location for commercial and domestic users. Education and small scale conference facilities could also be provided.

6.11 Community, recreation and leisure facilities

6.11.1 Additional services are proposed to support the uses around the site that may include a hotel/conference facilities, small scale retail, sports and leisure facilities although actual uses will depend on their commercial viability. The commercial centre will be located within easy access from both the villages and from within the site potentially utilising the existing social facilities located to the south of the site.

6.11.2 The centre will serve the site and will not seek to compete with the adjacent villages. It will act as a social and service hub and can also provide information and education facilities interpreting the history of the site. The centre could also include an element of visitor attraction that showcases this history but also promotes its present/future role. This could facilitate learning and demonstration about new energy technology, energy efficiency and climate change as well as providing a focus for key linkages through the site to the Huntspill River and wider Somerset Levels and Moors.

6.11.3 The majority of the public facilities available at the site will be located at the centre and could potentially include the following where justified: Medical Centre, tourism facilities, public transport interchange and offices.

6.11.4 The existing community uses will be enhanced and be subject to consultations and discussions with the adjacent Parish Councils, potentially this could include cafe, canteen, sandwich shop, crèche, cash machine and gym and other leisure facilities. In addition there will be a range of recreational opportunities as a result of the need to provide significant green infrastucture throughout the site.

6.11.5 It will be important that walking and cycling linkages are provided to ensure that the above facilities can be accessed sustainably from the wider villages as well as workers on the Energy Park.

6.12 New Nuclear (Hinkley Point C) Supply Chain

6.12.1 At the time of preparing this supplementary planning document for Puriton Energy Park, EDF Energy have submitted an application to the Infrastructure Planning Commission for a Development Consent Order (DCO) for new nuclear build at Hinkley Point C. It is anticipated that the decision of the Secretary of State on the DCO will be made by the end of 2012. If the DCO is granted and Hinkley Point C is constructed the local business implications of a nationally significant infrastructure project such as this could be significant.

6.12.2 Capturing inward investment and reinvestment both during construction and operational phases could help to translate ‘potential’ benefit of the project, into positive tangible outcomes for Sedgemoor. Opportunities to harness investment, gain access to supply chain contracts, and develop complementary markets are emerging. If associated business activity was secured locally it could allow Sedgemoor to radically alter its economic profile.

6.12.3 Significant orders relating to new nuclear are expected to start developing during 2012 onwards. These will cover a wide spectrum of services ranging from the provision of mechanical and electrical equipment to civil engineering materials. The initial contracts are likely to relate to construction support; for example; construction equipment, temporary offices, storage facilities etc and should provide many opportunities for Small and Medium Enterprises (SMEs) with the relevant capabilities.

6.12.4 The need for significant remediation and infrastructure investment for the site suggests the Energy Park project is likely to be a medium to long-term project extending over the remainder of the Core Strategy plan period (to 2027). However if rapid progress on remediation, progressing a planning application for the site’s redevelopment and delivering any necessary upfront infrastructure is made the site may also provide some short to medium term opportunity for accommodating supply chain businesses associated with the construction of new nuclear build at Hinkley Point.

6.12.5 The potential role for nuclear supply chain uses in an early (initial) phase of the site’s redevelopment is therefore recognised, particularly where this facilitates the early delivery of key infrastructure for the Energy Park and is compatible with the longer term objectives of the site set out in this SPD. However any such use should not prejudice the delivery of the Energy Park concept or unacceptably impact on the local communities, the environment or raise unaddressed transport issues. Where supply chain proposals are deemed acceptable the opportunity for time limited consents and appropriate legal agreements to be imposed will be considered.

Chapter 7 Phasing and Review

7.1 Phasing and Future Growth Opportunities

7.1.1 This section sets out the appropriate phasing requirements for the main uses that will make up the Energy Park and outlines where some flexibility may be appropriate. It is recognised that the detailed phasing of infrastructure for the site will depend on a number of factors including commercial viability and the infrastructure requirements of end users. Therefore specific trigger points in line with phasing plans will be established at the planning application stage. However this section sets out some general expectations as to how key infrastructure will be delivered in line with the phasing of uses.

Phase 1: Major Power Generator and Secondary Power Generation

7.1.2 Development of these sites is anticipated to provide an anchor tenant and additional power generation, establishing an energy identity for the site that will also act as a catalyst for other energy related or energy dependant industries and operators.

7.1.3 Development is expected to facilitate implementation of key elements of any transport scheme for the site including any new access road and upgrading of the internal circulation system, providing access to other sites, including the delivery of any measures necessary to support walking and cycling from the adjacent villages and cycling from Bridgwater. Contributions will also be sought towards the creation of the internal landscape framework, establishing a high quality image for the energy park.

Phase 2: Industry, Manufacture and Research and Development associated with Green Technologies

7.1.4 Developers of these sites will contribute towards the associated provision of central support services in the eastern part of the site, creation and safeguarding of the Ecology Park around the periphery of the site, establishment of enhanced footpath and cycle links to the Huntspill River and internal commercial, community and recreational.

Phase 3: Industry, Logistics, Energy Storage

7.1.5 Developers of these sites will contribute towards central support services in the west of the site, reinstatement if appropriate of the freight line connection to the main line railway network, creation and safeguarding of the Ecology Park around the periphery of the site, establishment of shared footpath and cycle links to informal community and recreational facilities.

Phasing Flexibility

7.1.6 Dependent upon the nature, size and specific requirements of development proposals received there is scope to advance development of Phase 2 according to site preference. Additionally, consideration may be given to other appropriate uses within Phase 3 that could benefit from initial and earlier investments secured for on and off site infrastructure which may have included road, rail or utilities. However this flexibility should not undermine the overall objectives and concept of the Energy Park.

7.1.7 It is not suggested that the reinstatement of the rail link will be secured at a specific phase as this could come forward during any phase of the development dependent on need, appropriateness and feasibility.

Chapter 8 Design Principles

8.1 Design Principles and Masterplan

8.1.1 The ROF development site has the potential to become a model of good development in the way it is delivered and implemented. A comprehensive master planned approach is necessary to integrate the site within its context and it is essential it makes a unique and robust contribution to the economic growth of Bridgwater and the wider District.

8.1.2 The masterplan approach will be critical in defining the perception of the development from its visual impact through to its commercial viability and how it can meet the needs of different users and business needs through a cohesive and flexible approach which can respond to demand.

8.1.3 The prominence and importance of the site, which could be perceived regionally and nationally, requires the highest quality approach in respect of masterplanning, sustainable design, landscape and architecture.

8.1.4 In line with national and local Government guidance and policy, the highest importance is placed on achieving high standards of design and sustainability across the site; the application of urban design objectives will ensure a high quality layout is achieved whilst the identification of the constraints and opportunities will ensure that the proposals are sensitively assimilated into the surrounding landscape and urban fabric.

8.1.5 The success of the design of the development will be dependent upon achieving an appropriate relationship between development objectives, development form and a positive response to local conditions.

8.1.6 The following design principles have been developed to inform the masterplan approach towards the redevelopment of the site. The first six design principles expand upon and locally interpret those developed by the Commission for Architecture and the Built Environment (CABE) and published in January 2006 within their ‘Better Places to Work’ guidance (see appendix 1). A further three design 46

principles have been added to cover 'scale and massing', 'landscape design' and 'safe working environment'.

8.1.7 An indicative masterplan (zones and uses plan) is included at the end of this section that outlines the key principles for the redevelopment of the site including developable area and phasing.

8.2 Design Principle 1: Ease of Movement and Legibility

"Workplaces that are located to be accessible by a wide range of transport modes including foot, cycle, public transport and car".

 Comprehensive transport strategy for the site that looks beyond site access and seeks to address existing strategic and local highway access, capacity and safety issues likely to be exacerbated by the site’s redevelopment  Potential to reduce car use by provision of a range of sustainable transport measures including walking, cycling, encouraging car-share and providing bus links and public transport interchanges articulated in a Travel Plan.  New and enhancement of existing linkages from the site to villages and surrounding countryside with improved public transport routes, penetration and links within the development, together with the provision of new bus stop and waiting facilities (see Figure 5.1 below for an indication as to how public transport can be integrated into the redevelopment);  Enhanced public transport services facilitating improved connections between the site and Bridgwater including the potential for dedicated shuttle link to Bridgwater, potentially utilising electric vehicles and Demand Responsive Transport (DRT) systems linked to future operational activities on the site;  Protecting the future potential for re-instating a rail connection to the site;  Create and extend cycle routes to provide wider connections to the area including linkages between the site and the A38 southwards to Bridgwater and northwards to Highbridge,  Provide safe pedestrian, cycle and horse riding routes through and around the site (see Figure 5.2 below for an indication as to how pedestrian and cycle networks can be integrated into the redevelopment). Where appropriate these should be well lit overlooked and consider existing and likely desire lines connecting to existing established nodal points;  Ensure any proposed new transport infrastructure takes into account the existing hierarchy of routes, and respects and enhances linkages to existing networks such as public rights of way;  Where new transport infrastructure is proposed trigger points for its delivery should be established on the basis of masterplanning, land use release and the findings of the transport assessment for the site;  The design of new transport infrastructure should seek to minimise impact on local communities and the environment  Developing a layout where users can access the site and find their way around without difficulty allowing access for everyone as an integral part of inclusive design;  Retention where possible of existing roads and streets inside and outside of the site;  Reinforce access to community uses and important destinations;  Carefully integrated pedestrian and vehicle movement and car parking to ensure friendly public spaces;  Ensure individual plots are easily distinguishable to define ownership;  Utilising lighting that is appropriate for rural location;

 Create green corridors with potential formal and informal leisure uses to link with park proposals;  Create ‘green buffers’ to delineate the site and reinforce zones within the site;  Ensure legibility of functions in buildings; and  Create new spaces and routes that integrate features such as existing landscape and views

8.3 Design Principle 2: Character, Quality & Continuity

"Workplaces that exhibit a strong positive relationship with surrounding areas, services and facilities"

 Quality architecture and urban design, controlled to ensure a positive impact on the local economy;  Create a new environment that responds to the surrounding uses and strengthens links so that the development is seen as an integral part of the surrounding landscape well related to the nearby villages and respectful of the historic importance of the site (as well as being sensitive to long views from parts of the Mendip Hills and Quantock Hills AONBs);  Protect, enhance and record where appropriate remnants of the site’s heritage through a strategy that seeks to celebrate and publicly exhibit the site’s history;  Built form, design and landscaping should create enclosure, thereby developing a safe, overlooked public realm and a visually pleasing environment;  Use materials and the details of external spaces and buildings to create a coherent and attractive whole, responsive and respectful to the context;  External surfaces and landscape features to be of consistent design to create a ‘sense of place’ or create character areas;  ‘Designing out’ opportunities for crime and ‘designing in’ community safety, including making provision for natural surveillance from adjoining buildings and from access roads, together with adequate lighting for use before or after daylight hours;  Lighting and security should be balanced to ensure safety but within the context of design and landscape as well as ensuring that any lighting is directed away from wildlife habitats and corridors;  Consider how building heights, frontage and road section relate to the definition of the surrounding space;  The buildings within the development should feature elements of colour, contemporary materials and architectural treatment that create a focal point for people when visiting the site, colour and texture should however be recessive against the background and landscape. The elevations should feature a large amount of glazing to maximise outside awareness for the workers.  The creation of environments which are welcoming to pedestrians and create interest at street level with a consistent design approach applied to the lighting, signage and street furniture across the site. High quality products will assist in re-enforcing the desired image for the buildings and landscape strategy across the site as a whole.  Parking ratios, highway requirements and building footprints should be integrated into the design of place and not predetermining design decisions.

8.4 Design Principle 3: Diversity

"Workplaces that contribute to the vitality and viability of their locality by providing a mix of complementary uses"

 Plan integrates a wide range of uses and support facilities that provide for a varied workplace, which benefits both the workplace’s users and the local area;  Encourage community uses and businesses which will provide interest and activity in the evenings to avoid the site becoming a potentially empty and threatening night time environment;  Promote quality detailed design with durable materials that enliven the environment;  Encourage spatial variation and building interest;  Ensure variety of detail and materials whilst maintaining a coherent overall sense of place.  Use landscaping features and public art to create spatial interest;  Provide amenities to encourage social contact between users and the local populations;  Paths and cycleways should be accessible by all and compliant with DDA and Highway Authority requirements and specifications;  Create variety through the type of built forms across the site to add vitality to the development.

8.5 Design Principle 4: Sustainability

"Workplaces that contribute to the achievement of sustainable development by minimising energy use through design, both during construction and in occupation"

 Maximises non-vehicle access to development and facilities;  Easy access by foot and cycle and allow for convenient links to public transport and wider strategic cycle routes;  Building techniques will adhere to the Building Research Establishment Environmental Assessment Method (BREEAM) energy efficiency standards or equivalent on all buildings across the site and other environmental features assessed under BREEAM, including water efficiency and sustainable drainage (SuDS);  Development accords with Government guidance on ensuring the efficient use of land;  Will provide a positive contribution to the local economy;  Minimises resource use in building construction and operation;  Contributes to protecting and enhancing biodiversity through the creation of habitats and landscape features, taking into account climate change and the need for habitats and species to adapt to it. This includes avoiding wherever possible impacts on protected species, and nature conservation sites of international, national and local importance. Where avoidance is not possible proposals will need to demonstrate through an Ecological Impact Assessment how conservation of biodiversity has been taken into account in its design and implementation and how appropriate mitigation and/or compensation measures have been incorporated.  Creates a healthy and attractive working environment;  Have regard to SDCs Green Infrastructure Strategy;  Ensure buildings are designed to respect orientation and demonstrate responsible environmental principles;  Choose materials to create healthy, comfortable buildings with the lowest possible impact on the environment including recycled and low energy embodied materials;  Encourage the use of materials that can be re-used and recycled at the end of the life of the buildings;  Use locally source materials wherever possible;  Maximise natural lighting and minimise solar gain;

 Create a demonstration facility or pilot project initiative in relation to alternative fuel or building technologies, include electric vehicle charging points, integrated photo voltaic and so on;  Seek to achieve good passive solar gain by orientation and massing taking advantage of renewable energy technologies;  Encourage non-vehicular visits and trips to the site.

8.6 Design Principle 5: Adaptability

"Workplaces that are able to accommodate changing requirements, including responding to changing market forces"

 Provides for varied end users allowing for the needs of different commercial markets, accommodating changing, technological, economic, social and environmental factors, whilst at the same time being compatible with the Energy Park concept and key deliverables for the site;  Incorporate a flexible and responsive phased development of the site;  Provides appropriate flexibility in parking and servicing provision;  Encourages building designs that will be flexible and adaptable so they can either be changed from single occupancy to multiple occupancy, extended or change their use;  Provide the site with state of the art connectivity and services to encourage high quality employment opportunities;  Ensure a variety of built space to accommodate a variety of uses and spatial requirements;  Be prepared to react to changing economic circumstances and provide a development framework to accommodate;

8.7 Design Principle 6: Management

"Workplaces that are designed to accommodate systematic management and maintenance regimes so that quality and sustainability is maintained".

 Maintains landscaped areas to ensure the landscaped environment is always of a high quality and not allowed to fall into neglect;  Promotes Green Travel Plans and provides to end users with other strategies that promote sustainable transport and;  Promotes the development in order to maximise building occupancy thereby retaining the site as an important employment destination;  Promote the development to ensure maximum building occupancy retaining the site as an important employment destination for Bridgwater;  Ensure design and layout consider management and maintenance, to discourage crime in the present and future.  Site marketing and communications plans to be produced and maintained;  Design quality of the site to be integral to marketing strategies;  Strong branding should create sense of place;  Long term sustainability to be reinforced by effective management strategy to encompass a variety of operational tasks from building and grounds maintenance through traffic and parking management to the provision of shared facilities and meeting spaces.

8.8 Design Principle 7: Scale and Massing

8.8.1 This issue of scale is particularly relevant in this flat landscape and structures associated with the former ROF and electricity pylons demonstrate the more intrusive impact of tall buildings on the wider character of the landscape. In addition the M5 motorway and the main line railway from Taunton to Bristol run through this area of the Levels, and constitute important view corridors in terms of perceptions of the landscape.

8.8.2 Whilst the majority of the existing site is occupied by relatively low lying buildings there is a core of taller buildings towards the centre of the site ranging to a maximum of about 35 metres in height. It will be important that measures to reduce the visual impact of the development on the landscape character are fully considered as part of the redevelopment proposals (including the site’s sensitivities in respect of long views from parts of the Mendip Hills and Quantock Hills AONBs). Though the mature and established landscaping around the site does currently provide effective screening for the lower buildings this is more challenging for the taller elements.

8.8.3 In terms of redeveloping the site it is essential that the landscape context is considered in respect of establishing parameters for scale and massing of new buildings. Whilst there may be limits on the extent to which tree planting can successfully reduce the visibility of larger buildings in the wider landscape, it is nevertheless important that landscaping is undertaken to assimilate development into its surroundings.

8.8.4 Any application will need to demonstrate that the development proposals have evolved in tandem with, and in consideration of, a landscape strategy which responds to the landscape character and visual amenity of the wider area and integrates any development into it. As part of any outline planning application it will be a requirement that the 'parameters plan' and/or the masterplan sets out the expectations for footprints and heights of buildings across the site to enable an assessment of visual impact. To assist this the construction of a three dimensional computer model of the proposed buildings and their setting including land forms, trees and woodland, principal hedgerows etc will be required. Key considerations in terms of scale and massing for the site are included in the following design principle:

 The opportunity for large building footprints on the site should limit the need for excessive height;  Screening of new lower level development as viewed from other areas at low elevation means that capacity for development to minimise its visual impact through effective screening in this part of the Levels is higher than in many other areas of the District;  Careful choice of the colours of the roof and cladding of any buildings will be important in limiting visual prominence;  High buildings (generally in excess of 10 metres / 3 storeys) should be avoided in the peripheral areas closest to residential properties, particularly in Puriton and Woolavington;  Where height is unavoidable (i.e. essential to the operation of the use) it should be located within the site to minimise visual impact on residential properties and where strategic landscaping is most effective in terms of long views. This should, where possible, include clustering and grouping of taller buildings;  The design of any such tall building should be compatible with its potential landmark status where these help provide reference points, emphasise the hierarchy of the place and add to the visual interest of the skyline. At the same time these benefits will need to be balanced with the potential negative impacts outlined above.

 Even where height is proposed all buildings should attend to the human scale at the bottom, i.e. making it interesting and active, whilst locating the most visible compositional elements at the top;  All proposed buildings should carefully consider the relationship to any streets, public spaces and other buildings in terms of massing, heights, frontages, entrances and materials, in order to help create a cohesive sense of place overall for Puriton Energy Park;  Where distinctive areas are created within the site, defined by broad and specific land uses, these should be distinguishable from one another but also have internal variation of built form, a sense of place and an appropriate balance between built development and open space.

8.9 Design Principle 8: Landscape Design

8.9.1 Successful green infrastructure can help create attractive places, increase land values and provide safer routes. From an environmental perspective it can also increase flood protection and sustainable drainage as well as providing better microclimates and enhancing biodiversity. Green infrastructure should promote a distinct sense of place, address a range of environmental issues and also be able to accommodate a variety of uses. The following qualities and uses of successful open spaces can be identified:

 Sustainability;  Character and distinctiveness;  Definition and enclosure;  Connectivity and accessibility;  Legibility;  Adaptability and robustness;  Inclusiveness;  Biodiversity;  Ecological Corridors;  Landscape structure and framework;  Views and vistas;  Managed farmland; and  Formal and informal open spaces and recreational areas.

8.9.2 Key considerations in terms of landscape design are included in the following design principle:

 An attractive setting and frontage should be created befitting of the arrival at the site. An open water, rhynes and reeds bed strategy should be agreed to complement and enhance the existing rhyne structure. Any areas of open space and water should be provided with appropriate management in order to maintain water quality.  High quality landscaping, including formal tree and shrub planting on the roads throughout the site should provide an attractive and appropriate setting for the Energy Park. In addition trees in suitable locations will provide the opportunity for summer shade and carbon capture and other wider air quality benefits. The design of planting and choice of species will need to respond to the scale of the buildings and reflect indigenous species;  Existing tress and hedgerows on site should be retained where these are important in terms of amenity value or species;  New structural planting should also be undertaken to help define the boundary and create a sense of place;

 Integration of the new development (including any transport infrastructure) with the surrounding area will be achieved both by responding to the existing context and character of the site, by tree planting, and by providing strategic landscaping to soften the appearance of the new development on surrounding areas. There should be planting at lower levels with trees to enhance screening of low level activity such as fencing and parking;  Indigenous trees and shrubs found within the locality and tolerant of current ground conditions will be selected to reflect local landscape character and to achieve successful establishment;  Views within the development will be softened by a strong avenue of trees along the internal road network, by appropriate planting alongside the ponds and opportunities for extensive green spaces and tree planting within car parking areas;  Green spaces will provide an attractive outlook for adjoining premises, and offer a valuable opportunity for informal recreation and relaxation for occupants and their visitors;  The main access routes will be lined with trees, to provide an attractive approach and frontage to buildings;  The ponds within the site will be planted with native species that provide habitat creation. Appropriately planted green spaces and new pond network will create new wildlife habitats and enable natural drainage, whilst providing an attractive environment;  The ponds will incorporate a variety of landscape treatments, ranging from reed beds, species-rich grass banks, close mown margins, clumps of scrub and occasional trees. Access strips for maintenance may also incorporate informal seasonally dry footpaths; and  Advance planting will be required where appropriate across the site during phase 1 particularly where this aids visual screening from outside of the site boundaries and establishes a strong internal landscape structure; this will enhance lower levels of the site, aid drainage and enable maturity across the development phases of the project.

Chapter 9 Requirement of a Planning Application

9.1 Requirements of a Planning Application

9.1.1 The promoter/applicant is encouraged to undertake full and comprehensive pre- application consultation and discussions with key consultees, stakeholders and the local communities. This will provide opportunities to identify and resolve issues prior to the application being submitted. Pre-application consultation should be informed by the requirements set out in the Council’s Statement of Community Involvement.

9.1.2 A planning application for Puriton Energy should acknowledge the future intentions for the site in its entirety. It is recognised, however, that the growth of Puriton Energy Park over time will need to respond over time to user requirements rather than present an inflexible pre-determined approach. In addition, given the scale of development and the priority for low carbon and renewable energy generation and related uses, there is a strong likelihood that energy generating uses will include Nationally Significant Infrastructure Projects (NSIPs). In such circumstances (as outlined in paragraphs 4.7.5 to 4.78) these elements of the site will follow a different consenting route than the normal outline planning process and would not be determined by Sedgemoor District Council. The practicalities of dealing with these different consenting routes are outlined individually below.

Outline Planning Application without reference to NSIPs

9.1.3 In these circumstances an Outline planning application based on an illustrative Masterplan and ‘Parameters Plan’ is the preferred approach (though these could be combined). A Reserved Matters application would then be required for the Phase 1 development (which could be submitted simultaneously if necessary), and for subsequent elements or phases of growth. Any Outline planning permission granted will include conditions requiring Reserved Matters applications to accord with the Parameters Plan as a primary requirement, and with the Masterplan.

9.1.4 A formal EIA will be required to accompany the Outline planning application and will need to consider the totality of the Puriton Energy Park development. The Parameters Plan is of central importance to the planning application and should define the environmental impact ‘envelope’ within which development and its effects will remain.

9.1.5 The Parameters Plan and accompanying text should set the upper limits for aspects of Puriton Energy Park that may have environmental impacts, and present the assumptions that will be subject to Environmental Impact Assessment (EIA). The parameters must be defined in sufficient detail, and will be conditioned in any Outline permission, in order to avoid the need to undertake fresh EIAs at Reserved Matters stages.

9.1.6 This approach allows a legislatively compliant EIA to be undertaken of outline proposals when certain detailed aspects may not be fixed until some years in the future. It also allows it to be made clear that if future requirements at Puriton Energy Park take development outside the envelope defined in the Parameters Plan, then a new EIA would need to be undertaken to assess any impacts arising from the exceedance of that envelope.

Outline Planning Application where reference is made to NSIPs

9.1.7 In these circumstances the preferred route would be an outline planning application for the whole site although it is recognised that part of the site will need to be shown as

safeguarded for energy generation at a scale that is compatible with NSIPs. Proposals will need to demonstrate that the safeguarded areas are of suitable size and adequate for such uses.

9.1.8 The Parameters Plan will perform the same role as outlined above however in this case it should cover the proposals on those parts of the site for which planning permission can be sought from Sedgemoor District Council (therefore excluding the safeguarded area for energy generating uses). However the application should also be accompanied by an illustrative Masterplan that shows the development intentions for the whole of the Energy Park (including the safeguarded area) and sets out the likely dimensions, type and layout of buildings across the whole site using reasonable assumptions based on market intelligence at the time. This will allow a reasonable assessment of the cumulative environmental effects of the energy generating uses to be made for the purposes of the Environmental Impact Assessment (EIA). Any proposals for NSIPs on the safeguarded part of the site will require EIA as part of any development consent order application.

9.1.9 In all cases the Parameters Plan will define limits to the development for the purposes of EIA and respond to the illustrative Masterplan. :

9.1.10 Taking into account the extent of the site for which permission is sought, the scope of the EIA should adhere to appropriate statutory and best practice guidance and should include analysis of direct, indirect, secondary and cumulative impacts. The assessment should cover both construction and operational stages.

9.1.11 In addition to an EIA a full Transport Assessment and Travel Plan will be required in accordance with the details set out in Section 5.6 (transport and Accessibility). It is important that the EIA and TA consider the cumulative and in-combination effects of Puriton Energy Park with other relevant strategic developments at Bridgwater, including at different stages of completion.

9.1.12 Other supporting information required to supplement an outline planning application (or to be part of the EIA) for the site will include:

 Flood Risk Assessment  Surface Water Drainage Strategy  Design and Access Statement  Construction Environmental Management Plan (CEMP)  Contaminated Land and Soil Assessment  Site Waste Management Plan  Sustainable Construction Statement  Air Quality Assessment  Water Quality Assessment  Archaeological Assessment  Landscape and Visual Impact Assessment  Arborcultural survey in accordance with BS5387/2005  Light, Noise and Vibration Assessment  Ecological Impact Assessment (including sufficient detail to enable the Local Planning Authority to undertake 'Appropriate Assessment' under the Habitats Regulations 2010)  Proposed Local Labour Agreement  Health Impact Assessment  Consultation Statement

9.2 Other Advisories

9.2.1 As part of the consultation process on the SPD a number of agencies submitted advisories setting out some of the key issues that will need to be considered as part of any subsequent planning application. Where these have not been picked up in detail in the main sections of the SPD an overview is provided below. However the promoter of the site is encouraged to directly liaise with the relevant agencies to discuss the issues raised as part of any pre-application process.

Environment Agency

 For further information on land contamination future applicants should refer to the following website: http://www.environment-agency.gov.uk/research/planning/33706.aspx

National Grid

 National Grid’s ZG high voltage overhead electricity transmission line crosses through the north of the Puriton Energy Park site.  Policy to retain existing overhead lines insitu unless facilitating major development or infrastructure projects of national importance  Developers should take into account location and nature of existing electricity transmission equipment when planning developments, considerations should include avoiding building beneath overhead lines or infringing safety clearances  National Grid, in association with David Lock Associates has produced “A Sense of Place” guidelines, which look at how to create high quality development near overhead lines and offers practical solutions which can assist in avoiding the unnecessary sterilisation of land in the vicinity of high voltage overhead lines.

Natural England

 Up to date survey information is needed for the Environmental Statement with appropriate mitigation strategies to ameliorate the impacts of the development. The route of any new road would need to be surveyed too. An ecological mitigation plan is needed that should address the phased development of the site.

Somerset Drainage Boards Consortium

 Byelaw 10 of the Lower Brue Drainage Boards Byelaws, (Made under Paragraph 66 of the Land Drainage Act 1991), prohibits the construction of any building or structures including landscaping within 9.0 metres of any watercourse. The development should not impede the current access arrangements or impede the current maintenance operations.  The Board maintains a number of watercourses abutting and bisecting the site all other watercourse would be considered to be a riparian responsibility and therefore would be the responsibility of the adjacent landowners.  The Board would need to receive and agree a surface water drainage strategy that is in line with the principles of PPS 25 to control the impact of the development on the receiving land drainage network. Any modification or connection to a watercourse other than Main River will need the consent of the Board.

Wessex Water

 Early consideration and development of a foul and surface water drainage strategy to ensure adequate drainage proposals can be implemented to serve this site  Early formation of a water supply strategy to ensure potable water capacity is available for the total demand from the site.  These arrangements will be necessary for Wessex Water to understand design requirements for capacity improvements that may be required to the existing infrastructure.

Western Power

 Developers of a site will be expected to to pay to divert less strategic electricity circuits operating st 11,000 Volts (11kV) or below. This may include undergrounding some 11kV and low voltage overhead lines as necessary.  Western Power Distribution would normally seek to retain the position of electricity circuits operating at 132,000 Volts (132kV) and 66,000 (66kV) and in some cases 33,000 Volts (33kV).  Layouts should consider uses compatible with the retention of strategic overhead lines, for example such as parking, estate roads, commercial uses or open space, within their immediate proximity. It is worth noting that existing circuits crossing the proposed development areas in the document may run both overhead and underground.

Appendix

The following principles are taken from the CABE guidance published in 2006 : Better Places to Work. These have informed the development of draft design principles for the Puriton Energy Park set out in Section 6 and have been expanded upon where appropriate. The original six principles as they appear in the guidance are reproduced below for information:

1. Ease of Movement and Legibility

Workplaces that are located to be accessible by a wide range of transport modes including foot, cycle, public transport and car".

 Users can easily access a site, and find their way around the site without difficulty;  The workplace is easily and conveniently accessible by public transport, reducing reliance on the car;  The site is well laid out and carefully integrates pedestrian movement, vehicle movement and parking to create people friendly public spaces;  There are good-quality interchanges between transport modes nearby;  There is a co-ordinated environment where the built form works with the transport network  Users can easily access services such as shops, cafés and banks;  Locations outside urban centres pursue measures to reduce car use, such as provision for cycling, encouraging car-share, reducing parking spaces and providing bus links to public transport interchanges, articulated in a Green Travel Plan;  Services and service access are sited in functional, unobtrusive, locations.

2. Character, Quality and Continuity

Workplaces that exhibit a strong positive relationship with surrounding areas, services and facilities.

 The design of the workplace contributes to, and is an integral part of, the quality of the wider public realm, sitting comfortably within the surrounding spaces, streets, buildings and communities;  The workplace has a positive impact on the local economy;  The workplace is a visually pleasing environment with a strong sense of place;  Functional requirements such as parking ratios, highway requirements and building footprints are integrated into the creation of a successful place and are not allowed to predetermine design decisions;  Materials and the detail of external spaces and buildings create a coherent and attractive whole.

3. Diversity

Workplaces that contribute to the vitality and viability of their locality by providing a mix of complementary uses.

 The workplace provides an activity that diversifies but complements those already found in the local area;  The design and layout of the workplace, along with planning conditions applied, negate the possibility of it being a ‘bad neighbour’;  A mix of uses on the site benefiting both the workplace’s users and the local area.

4. Sustainability

Workplaces that contribute to the achievement of sustainable development by minimising energy use through design, both during construction and in occupation.

 The location has been chosen with sustainability in mind, for example transport;  The workplace is constructed to BRE Environmental Assessment Method (BREEAM) energy efficiency standards for offices and industrial premises (an assessment that includes consideration of health and wellbeing, energy, transport, water, materials and pollution  Energy use and CO2 emissions are minimised through design, including measures such as natural ventilation, orientation, energy recycling, passive solar design/natural day lighting, grey water recycling and insulation;  The building provides a healthy working environment;  Sustainability is promoted through construction techniques, such as those that minimise waste, prevent pollution and protect wildlife and their habitats, use of local labour and local materials from sustainable sources;  Biodiversity is conserved and enhanced, including recognising the value of existing landscape features.

5. Adaptability

Workplaces that are able to accommodate changing requirements, including responding to changing market forces.

 The workplace has the ability to accommodate changing technological, economic, social and environmental requirements;  The workplace has the capability of being altered or extended conveniently when necessary;  The built structure can be easily converted from one use to another, for example office to residential and back again;  The development allows for as many servicing and layout options as possible, enabling transience in terms of tenant turnover and changes in terms of work-setting change.

6. Management

Workplaces that are designed to accommodate systematic management and maintenance regimes so that quality and sustainability is maintained.

 Management and maintenance regimes to be enforced so that quality is maintained;  Promote Green Travel Plans and provide end users with strategies that ensure sustainable transport options are developed;  The workplace continues to positively contribute to the character of the local area.

Strategy & Business Service Sedgemoor District Council Bridgwater House King Square Bridgwater Somerset TA6 3AR 01278 435409 [email protected] www.sedgemoor.gov.uk/energypark