Core Strategy & Placemaking Plan

Bath and North East Somerset Local Plan VOLUME: CORE STRATEGY & PLACEMAKING PLAN Somer 4 Valley

Core Strategy Placemaking Plan Adopted July 2014 Adopted July 2017

CONTENTS 1 SETTING THE AGENDA 37 RADSTOCK 2 Context 40 Strategic Policy Context

7 VISION AND SPATIAL STRATEGY 44 SITE ALLOCATIONS 13 POLICY SV1: Somer Valley Spatial Strategy 44 SSV14 – Charlton Timber Yard 14 Green Infrastructure, Open Space and Landscape 46 Ryman Engineering Services 47 SSV17 – Former Radstock County Infants 22 MIDSOMER NORTON TOWN CENTRE 27 POLICY SV2: Midsomer Norton Town Centre Strategic Policy 48 SSV20 – Former St Nicholas School

28 KEY DEVELOPMENT SITES 51 WESTFIELD 28 SSV2 – South Road Car Park and SSV1 – Central High Street Core including the 52 SSV18 – Bath College Somer Valley Campus Palladium and Brewery sites 54 SSV11 – St Peter’s Factory/Cobblers Way 30 SSV4 – Former Welton Manufacturing Site 57 PAULTON AND PEASEDOWN ST JOHN 32 SSV3 –Midsomer Norton Town Park 34 Former Sewage Works, Welton Hollow and Land West of Midsomer Enterprise Park 59 SITE ALLOCATIONS within Midsomer Enterprise Park 59 SSV9 – Old Mills Industrial Estate Land at Silver Street, Midsomer Norton 35 63 INFRASTRUCTURE 36 Local Green Space Designations in Midsomer Norton FORMAT NOTE The Local Plan 2011-2029 comprises two separate Development Plan Documents: the Core Strategy (adopted July 2014) and the Placemaking Plan (adopted July 2017). Core Strategy policies and strategic objectives are shown with a light yellow background and Placemaking Plan policies are shown with a light blue background. The latter includes those Core Strategy policies that have been superseded by the Placemaking Plan. Text which supports a Core Strategy policy is shown with a white background and text supporting a Placemaking Plan policy is shown with a light grey background.

Please note that for those Core Strategy policies now superseded by the Placemaking Plan all supporting text is shown with a light grey background. Through the preparation of the Placemaking Plan only elements of the Core Strategy supporting text for these policies was amended or updated. The original Core Strategy supporting text can be viewed in the adopted Core Strategy. SETTING THE AGENDA

1 Context 1. The southern part of the District, with its range of distinctive characteristics, SOUTH identities, communities and history GLOUCESTERSHIRE makes a strong contribution to the overall character of the District. A46

Batheaston 2. KEYNSHAM BRISTOL A4 From medieval market town roots, the A4 A431 area was transformed during the industrial

Saltford Ri Whitchurch ve r A revolution to exploit its mineral resources. von Once known as the ‘powerhouse’ for A37 A36 WILTSHIRE Bath, life in the area was dominated by Corston Newton St Loe Pensford BATH coal mining, leading to a proud heritage A3062 Stanton Drew of energy production. This relatively short Chew Magna A39 A368 lived but intense period of local history NORTH Chew Stoke Englishcombe SOMERSET has passed, with formerly industrial South Stoke A37 Farmborough landscapes having long returned to Chew Blagdon Valley beautiful countryside with some distinctive Clutton Freshford Lake Lake Bishop A367 Sutton landscape features. The strength of Timsbury High Littleton A36 community and identity borne out of this Camerton A368 Temple Peasedown Hinton heritage remains, as do the towns and West Cloud St John Charterhouse Harptree SOMER villages which developed in this period. Paulton VALLEY A367 Shoscombe A36

Farrington Radstock Gurney Midsomer Norton Westfield MENDIP

Chilcompton Kilmersdon Stratton-on-the-Fosse A362 Holcombe A39 A37

Coleford DIAGRAM 1 Frome SOMER VALLEY Wells LOCATION Shepton KEY Mallet A361 Green Belt Somer Valley 2 © Crown copyright. All rights reserved (100023334) (2015) 3. 6. 8. The Somerset and Dorset Railway route Midsomer Norton is a market town Paulton and Peasedown St. John are the now forms part of the National Cycle dating back to medieval times. It became two largest villages in the Somer Valley. Network (Colliers Way) connecting Bath to an important coal-mining town in the Following the closure of the Somerset the South Coast. The loss of the railways, nineteenth century and continues to Coalfield, there have been periods of whilst providing green infrastructure, cater for key services, employment, substantial housing development in means that strategic links now rely entirely shopping and leisure facilities to the Peasedown during the 1960s and 70s, on the road network. wider communities. Its historic core runs and more recently in the late 1990s. A along the River Somer which remains an sizeable Business Park is also located on 4. attractive feature in the High Street. the south eastern edge of the village which Manufacturing industries including printing, is home to a number of major employers binding and packaging continue to provide 7. including the Circle Bath Hospital. Paulton important local employment opportunities. Radstock is located on the northern edge was originally an agricultural village which Despite closures and relocations of some of the Mendip Hills in the Wellow Brook grew significantly as a result of coal large scale manufacturing business, the Valley. The town lies at the confluence of mining. Following closure of the mines area presents positive opportunities five steep-sided valleys and the tributaries its economic base became industrial, to increase economic competitiveness of the Wellow Brook. Radstock has been including printing. In the last twenty years particularly with small and medium settled since the Iron Age and is one of the a number of the larger local employers scale local business and highly skilled best preserved former coal-mining towns including Polestar have closed resulting in entrepreneurs. in England, the basis of its Conservation reduced local employment opportunities, Area status. The Great Western Railway, 5. increased out- commuting, but also a and the Somerset and Dorset Railway The Somer Valley Area includes Midsomer number of redevelopment opportunities. established stations and marshalling yards Norton, Westfield, Radstock, Peasedown in the town. Radstock was at the heart 9. St John, Paulton, Shoscombe, Camerton, of the Somerset Coalfield and became The local population identifies itself as Timsbury, High Littleton and Farrington a central point for railway development. separate small communities, mainly Gurney. Radstock comprises distinctive based on the former mining settlements. communities of Coombend, Clandown, However, residents also recognise that Writhlington, Haydon and Radstock. new opportunities and projects need to bring about change and enable these separate communities to work together to benefit the Somer Valley as a whole.

3 Strengths Challenges • Competition with neighbouring towns in Strategic issues Somerset – mixed quality of Midsomer • High quality natural environment within • Vulnerable local economy dependent on 10. Norton town centre, dominance of road and surrounding the towns. a narrow range of industries and a few Recent incremental housing development network in Radstock centre. large employers. and a decline in the manufacturing sector • Mining heritage – basis for recreation • Access to community facilities has led to an imbalance between jobs (disused rail lines) and tourism (especially • A number of large vacant, underused or and homes. The area provides a high Radstock). ageing factory sites. • Maintaining and enhancing local village quality environment to live with good centres. accessibility to services, particularly highly • Critical mass of a combined Somer Valley • High levels of out-commuting due to lack successful schools and open countryside. area offers greater potential than towns of local employment opportunities. • High level of existing housing and villages individually. commitments of about 2,470 dwellings, However in order for the Somer Valley to • Perceived difficulty in attracting economic exacerbating imbalance of housing over continue to thrive, it is necessary to create • Active local communities and existing investment in the area. jobs. a more sustainable balance by enhancing community networks. • Limited broadband infrastructure economic activities and wealth creation. • Lack of formal open space. Tourism opportunities to build upon a • Good schools and a local hospital. capacity. • Poor town centre environments and mining and industrial heritage and rich • Existing engineering skills and expertise. • Transport congestion and limited insufficient retail offer. natural environment are not yet realised. opportunities for large scale transport • Potential for local small to medium size intervention. 11. companies to grow further. The Somer Valley has a number of • Poor public transport in rural areas • Relative lower cost of housing compared strengths and challenges which the Core leading to isolation for those without to elsewhere in the District. Strategy seeks to address in order to private transport. realise the area’s potential. • Basis of a good cycle network.

4 13. 14. Regeneration, Place and Engagement with local communities has Bristol, Bath and Somer Valley Enterprise Communities revealed an ambition to take advantage of Zone the critical mass of the various communities 12. The B&NES Economic Strategy seeks to The Somer Valley element of the Bristol, in the area and to become more self-reliant improve the prosperity and well-being of Bath & Somer Valley Enterprise Zone socially and economically. (EZ) will prioritize the establishment of a Bath and North East Somerset residents 15. new strategic employment location for through a more productive, competitive The Core Strategy sets out a planning the area and provide incentives to bring and expanded economy. It includes priority framework to guide new development to forward existing sites. Based on land actions to bring forward new employment achieve community aspirations expressed allocated in the Placemaking Plan it will space in Midsomer Norton and Radstock through the Brighter Futures Community promote the delivery of new business centres and identifies a new strategic Plan and the ‘Future’ for the Somer Valley. employment location in the Somer Valley. investment and employment growth and address the Core Strategy Vision & Spatial Strategy for the area. This is in response to the major factory closures that have affected the area which is suffering from increasing out-commuting as local job growth is not keeping pace with residential expansion. By acting as the catalyst for new investment in the Somer Valley the EZ will also seek to enable the regeneration of brownfield employment locations and the revitalization of the areas town centres. The EZ is indicated on the Somer Valley and Midsomer Norton & Westfield strategy maps (diagrams 2 and 3).

5 The Brighter Futures Community Plan By the Somer Valley Partnership The ‘Brighter Futures’ Community Plan covers the Somer Valley area, comprising the towns of Midsomer Norton and Radstock and the North East Somerset communities of Camerton, Farrington Gurney, High Littleton, Paulton, Peasedown St John, Shoscombe and Timsbury. Key themes cover businesses and the local economy, the town centres, transport, the environment, public services and housing. The Plan’s ambition is to create a thriving and vibrant area with a sense of wellbeing, its own identity and promoted as a whole, with Midsomer Norton and Radstock as the focus. Facilities in Midsomer Norton and Radstock will be available and accessible for the communities in the surrounding villages. Village communities will have the support and resources necessary to develop solutions to their particular needs.

6 VISION AND SPATIAL STRATEGY 16. 17. 19. The strategy seeks to deliver the vision Whilst there is land available with capacity Local designations such as Housing for the Somer Valley and the strategic within the Somer Valley to provide more Development Boundaries and Strategic objectives for the District (set out in than 2,000 jobs, it is unlikely that any more and Other Primary Industrial Estates have Volume 1). In addition to the strategy and than around 900 of these jobs will come been reviewed and are shown on the policies outlined in this volume, the policies forward in the Plan period. Their delivery Policies Map. in Volume 5 on the rural areas apply will require strong partnership with public 20. specifically to the villages in the Somer and private sectors. With limited resources The distinctive character of the countryside Valley, The strategy for the Somer Valley available, targeted efforts will be required surrounding the towns and villages will be is to make provision for the development as set out in the Economic Strategy. protected and the urban environments, of the economic and community facilities 18. especially in the town centres will be needed to increase self-reliance and There is already a significant number of improved to make them more appealing economic revitalisation. There are housing commitments in the Somer Valley for residents, businesses and visitors. particular opportunities to facilitate local and a limited capacity to generate new energy generation. Provision of sufficient 21. jobs. New housing in the Somer Valley will space in the Somer Valley will contribute The area does not benefit from direct trunk therefore be restrained in the interest of to economic diversification, enable local road links to the motorway network, but sustainability but some additional housing firms to expand and provide space for does connect to Bath via the A367 and is likely to come forward on brownfield new businesses to locate in the area A39, Bristol via the A37 and south via the sites. The Housing Development Boundary thereby providing an improved range of A37 and A367 to Somerset towns. Apart has been reviewed in the Placemaking local employment opportunities to target from the funding for Greater Bristol Bus Plan to facilitate this and to reflect recent workers with different skills to replace jobs Network, there is no immediate prospect planning permissions on greenfield lost in traditional manufacturing industries. of new large scale funding or any major sites. However in light of the objective of This approach will be underpinned by the development to trigger substantial road economic led revitalisation, it is important Council’s Economic Strategy to attract infrastructure improvements within the that the additional housing does not new business to the area and improved plan period. Therefore, improvements to significantly worsen the balance between education and training linking local public transport, cycling infrastructure and homes and jobs and the out-commuting businesses with key training providers the implementation of ‘Smarter Choices for problems and the Council may therefore such as Bath College and the secondary transport’ should be pursued in this area seek to ensure an economic benefit from schools and building on existing academic in support of the spatial strategy. The Joint new housing. and vocational courses. Local Transport Plan which was adopted in March 2011 includes reference to further rail enhancements by 2026, for example re-opening the Radstock to Frome line as part of ‘Plans and Aspirations for other Significant Transport Schemes’.

8 The Vision The roles of Midsomer Norton and Radstock Town Centres will What the spatial strategy seeks to be complementary, providing key achieve: The southern part of the District employment opportunities, services and will become more self-reliant, facilitated leisure provision to the communities in the by economic-led revitalisation alongside Somer Valley area. Midsomer Norton town local energy generation, building on its centre will continue to be the principal industrial expertise and improving skill centre with an improved public realm and levels. Transport connections to other enhanced townscape and a Town Park. centres, as well as connections between Radstock will continue to provide a focal settlements within the Somer Valley area point for local communities and realise its will continue to be improved. potential for tourism based on its green infrastructure, mining heritage, cycle ways and attractive rural hinterland. Villages of the Somer Valley will continue to provide for the needs of their local communities.

9 Clutton

Timsbury

High Littleton

Temple Cloud Camerton Camerton Peasedown St John

Paulton DIAGRAM 2 SOMER VALLEY STRATEGY MAP KEY Strategic and Other Primary Core Business Areas Industrial Estates Cycle Route SiteDevelopment Allocation Commitment District Boundary Midsomer Norton Green Belt Westfield Green Infrastructure Link Landscape Setting Safeguarded Land (LCR 3) Showcase Bus Routes Somer Valley Enterprise Zone Town and Local Centres 10 © Crown copyright. All rights reserved 100023334 (2015) DIAGRAM 3 MIDSOMER NORTON AND WESTFIELD KEY Conservation Area Strategic and Other Primary IndustrialCore Business Estates Areas Cycle Route SiteDevelopment Allocation Commitment District Boundary Green Infrastructure Link Landscape Setting Local Green Spaces Playing Fields Safeguarded Land Somer Valley Enterprise Zone Town and Local Centres

KEY Conservation Area StrategicCore Business and Other Areas Primary Industrial Estates Cycle Route SiteDevelopment Allocation Commitment District Boundary Green Belt Green Infrastructure Link Local Green Spaces Landscape Setting Playing Fields Proposed Cycle Route Town and Local Centres

© Crown copyright. All rights reserved 12 100023334 (2015) 3. Economic Development 4. Housing 6. Transport POLICY SV1: a) Enable the delivery of around 900 net Enable around 2,470 new homes to be a) Implement necessary transport additional jobs between 2011 and 2029 built at Midsomer Norton, Radstock, infrastructure to improve public transport Somer Valley and facilitate further jobs if economic Westfield, Paulton and Peasedown St links to major settlements and links within circumstances allow. John within the housing development the Somer Valley and safeguard and Spatial Strategy boundary. Residential development extend sustainable transport routes. b) Encourage the retention and expansion on previously developed sites falling of local companies and the growth of new b) Encourage Smarter Choices to within the scope of Policy ED2B adjoiing businesses by making provision for the facilitate increased movement by The Strategy for the Somer Valley is to: and closely related to the housing changes in employment floorspace set sustainable modes of transport. (Transport development boundary will be acceptable 1. Natural & Built Environment out below: infrastructure and Smarter Choices if the requirements of Policy ED2B measures are set out in the Infrastructure a) Protect and enhance the distinctive Office floorspace: from about 31,000m2 in and other relevant policies are met. and Delivery section.) character of the area including the 2011 to about 33,700m2 in 2029 Industrial/ Residential development on sites outside landscape and built and historic Warehouse floorspace: from about the Housing Development Boundary 7. Energy conservation and sustainable environment. 126,400m2 in 2011 to about 112,000m2 in also will be acceptable if identified in an energy generation 2029. New employment floorspace will be adopted Neighbourhood Plan. This will b) Strengthen the green links between a) Encourage renewable and low-carbon focussed at: include affordable housing, providing the two town centres and the rest of the energy generation schemes, particularly more choices of housing to meet the Somer Valley via a cycle and walking link • the Westfield Industrial Estates, those led by local communities. needs of the local communities. (Policies along the route of the former railway as Midsomer Enterprise Park and Bath RA1 and RA2 are applicable to the other b) Facilitate district heating system in part of the Town Park and Five Arches Business Park in Peasedown St John route proposals. settlements in Somer Valley.) the centres of Midsomer Norton and • Old Mills in Paulton (PolicySSV9) Radstock. 2. Previously Developed Land 5. Shopping • Midsomer Norton and Radstock Town 8. Leisure a) Strengthen the shopping offer in a) Prioritise development on brownfield Centres sites focussing on Midsomer Norton Midsomer Norton town centre to a) Increase and enhance access to local and Radstock Centres (See Policies SV2 c) Protect land in existing business use serve the Somer Valley by facilitating heritage, woodlands and green spaces and SV3) and the redevelopment of and, consider alternative use where there redevelopment and improving the public including implementation of the proposed vacant and underused industrial land and is no reasonable prospect of a site being realm. Town Park in Midsomer Norton. used for that purpose and it does not lead factories. b) Enable Radstock centre to continue to b) Facilitate the provision of the proposed to an unacceptable loss of employment provide local needs and support specialist Town Park in Midsomer Norton as a land. shops. recreational facility serving the Somer Valley. c) Protect and enhance the local centres at Westfield, Paulton, Peasedown St John c) Increase allotment provision where and Timsbury. deficiencies have been identified.

13 Placemaking Plan Policy 23. 25. 27. Green Diagram 5 shows the Strategic Green Wellow Brook and River Somer provide Core Strategy Policy CP.6 sets out the Infrastructure Corridors which are made an important role in linking ecological high level policy approach to the natural Infrastructure, up of the ‘project sites’ identified in the networks, enabling animals to move environment and NE.3 and NE.4 provide Green Infrastructure (GI) Strategy, strategic between sites, and in and out of the area. further details. It highlights the need to Open Space GI features and ecological networks. The There is a relatively small total area of create a coherent network of more robust Somer Valley area is identified as an ‘Area woodland, though much of what is present and resilient natural habitats, including and Landscape of Outstanding Natural Beauty linkway’ to is ancient woodland. This has been larger protected sites and a greater extent 22. strengthen the habitat and connectivity continuously wooded for many years and and connectivity of natural habitats. between the Mendip Hills and southern acts as important refuge for many plant Part of the overall strategy for the Somer 28. part of the Cotswolds AONB. and animal species. Valley contained in Policy SV1 is to protect An extensive area in and around Radstock and enhance the distinctive character of 24. 26. and Midsomer Norton Town Centres the area including the landscape and built GI assets comprise open spaces; parks Being a former mining area, there are and the Welton area are designated and historic environment, and strengthen and gardens; allotments; woodlands; a number of post-industrial sites and Conservation Areas. the green links between the two town street trees; green roofs; fields; ponds; features such as disused rail land, canals centres via a cycle and walking link and meadows, as well as ‘green’/ off road and coal spoil tips which became great along the route of the former railway as footpaths; cycleways and waterways. assets to the biodiversity of the area. In part of Town Park and Five Arches route These will provide the broad context the years following their abandonment proposals. and starting point for the production of for industrial use, many of these have detailed GI asset plans required by Policy developed into very important wildlife NE1. sites, with locally and nationally rare species.

14 29. 30. The towns of Radstock, Westfield and From Radstock existing routes provide Midsomer Norton have grown up in and longer distance connections to Bath around the highly distinctive confluence and Frome as part of the National Cycle of five valleys and are also defined by network. To the north of Midsomer the coal industry and the local coal field Norton town centre the Norton Radstock which contributes to their unique character. Greenway follows the Wellow Brook valley Predominantly the developed areas follow and delivers a traffic free path along the the more sheltered and shallow valley former railway line between Radstock, sides and also the intervening, lower level, Welton and beyond. The Five Arches narrow ridge tops between the brooks. links Radstock and Midsomer Norton/ The higher level valley sides and ridge/ Westfield. The route runs through the area plateau tops surrounding the towns have earmarked to deliver the much anticipated remained largely undeveloped apart from Town Park and will form an integral part. the nearby hamlet of Haydon associated 31. with its mine. Development proposals The Green Spaces Strategy states that within these areas should respond to when provision is compared to population Policy NE.2A. Midsomer Norton, Radstock & Westfield has the lowest levels of formal provision in the district and the second highest level of natural provision for an urban settlement. However once a Town Park in Midsomer Norton is implemented, it will, along with the Skate and Adventure Play Park, offer an excellent leisure facility to Midsomer Norton and the whole of Somer Valley.

15 DIAGRAM 5 STRATEGIC GREEN INFRASTRUCTURE NETWORK KEY Floodplain Strategic Green Infrastructure Corridors B&NES boundary

16 KEY DIAGRAM 6 Strategic Nature Areas KEY COMPONENTS OF THE Local BAP Habitat (Post-Industrial Sites) UK Priority Habitat ECOLOGICAL NETWORK Local Nature Reserve Priority Woodland Buffer Floodzones 2 &3 © Crown copyright. All rights reserved (100023334) (2015) B&NES Boundary Priority Grassland Buffer Site of Nature Conservation Importance 17 Horseshoe Bat Foraging Areas Site of Special Scientific Interest KEY DIAGRAM 7 National Inventory of Woodland Traditional Orchards Allotment Site Site BIODIVERSITY, TREES UK Priority Habitat AND LOCAL FOOD Ancient Woodland Ponds UK Priority Species Avon Veteran Tree Site of Special Scientific Interest B&NES Boundary Site of Nature Conservation Horseshoe Bat Foraging © Crown copyright. All rights reserved 18 Corridors Importance (100023334) (2015) Local Nature Reserves DIAGRAM 8 Scheduled Ancient LANDSCAPE Monuments AND CULTURAL © Crown copyright. All rights reserved HERITAGE ASSETS (100023334) (2015) KEY B&NES Boundary Conservation Areas Landscape Setting 19 KEY B&NES Local Nature Reserves DIAGRAM 9 B&NES Boundary GREEN CROW Act Access Land INFRASTRUCTURE – Protected Cycle Routes ACTIVE ACCESS Avon Wildlife Trust Reserves AND ACCESSIBLE OPEN SPACE Promoted Footpaths Protected Recreational Land (Green Space Strategy 2015)

20 MIDSOMER NORTON TOWN CENTRE 34. 37. 39. Role of the Centre The River Somer, which flows through The High Street is predominately Coal mining had a significant influence 32. the heart of the town, has had a strong characterised by two-storey buildings on the town. A number of ‘batches’, Midsomer Norton Town Centre will influence on the history and the focus of which limits the sense of enclosure and evidence of the coal mining heritage, continue to play the role of the market growth in Midsomer Norton. The historic variety in the street scene. The larger retail now form important landscape features town serving a wider catchment population core of the town is termed as the ‘Island’ buildings on the north side of the High around the edges of the town. Much of the from surrounding towns and villages. It which contains the oldest buildings in the Street are often single storey buildings, architecture stems from the period of coal forms a key link in the strong network of town such as the 17th century Priory and but their prominence is increased due to mining prosperity in late Victorian times, settlements that make the area more self- the Tithe Barn (now the Catholic Church) the rising topography. In particular, the including the half-timbered Alms houses reliant in terms of access to key services, dating back to the 15th century. The Sainsbury’s building imposes significantly on the High Street and the Town Hall in leisure, jobs and shops. town centre also includes the heritage on the High Street area despite being set Silver Street. of Victorian buildings, St John’s Parish back from the street by the Hollies Garden. 33. 40. Church, the Italianate Gothic Town Hall, The Methodist Church and St John the Midsomer Norton is the principal market The River Somer and Wellow Brook Bank House, Grey Hound and National Baptist Church are landmark taller buildings town for the Somer Valley. The town create two green valley’s passing through Westminster Bank. in the central area, along with the Town centre provides a range of retail outlets, Midsomer Norton. Historically the level Hall building that occupies a prominent a library, community spaces and leisure 35. nature of the valley bases has been position at the junction of the High Street facilities, and caters for the majority of the The qualities of this area are recognised used to facilitate strategic movement with Silver Street and the Island. local service needs in the Somer Valley through the Conservation Area designation connections to and from the town, area attracting frequent shoppers from which extends the length of the High 38. particularly by rail. The former railway lines its catchment. The High Street follows Street and into Welton. The distinctive The High Street presents an opportunity should continue to provide a strategic the valley base, with the larger residential white lias limestone is a unifying feature of to create greater depth by encouraging movement role, linking Midsomer Norton areas positioned on higher ground either Midsomer Norton’s historic buildings, and new and enhanced walking links within the with neighbouring towns and villages. The side. represents a defining element of the built centre itself and to the residential areas river corridors should be celebrated and character of the town across an eclectic surrounding it. Future development needs used to deliver attractive waterside routes, mix of architectural styles. to consider how the various elements both for people and nature. of the town centre (such as the Stones 36. Cross gateway, the retail core and the The Conservation Area Appraisal historic core) can be brought together and highlights the town character as ‘compact considered as a whole. Developing the and arranged around a linear High functionality of civic spaces (such as the Street’ and describes how the town is Town Hall and Hollies Gardens) in parallel ‘enclosed by higher ground which affords with a range of activities (such as regular characteristic views from the town to open markets) will assist in this. fields and wooded skylines’. It also notes the significant contribution made by trees to parts of the town, particularly along the High Street.

22 The Council will work with Midsomer High Street Core: The widened part of Emerging Midsomer Norton Town Council to ensure the Midsomer Norton Town the High Street, extending from the Alms Norton Neighbourhood Neighbourhood Plan is consistent and Centre Functional areas Houses through to the Island, incorporating complementary with the Core Strategy and the exposed River Somer. 42. Plan Placemaking Plan. The core retail, business, community and The upper end of the 41. Local Shopping: leisure facilities in Midsomer Norton can Midsomer Norton was designated as a High Street, extending from the Stone’s be considered in terms of four broad Neighbourhood Area in November 2013 Cross gateway and following the curve areas reflecting the different character and Midsomer Norton Town Council entrance to the High Street through to the and qualities of the town centre. These are is progressing a Neighbourhood Plan Alms Houses. shown on diagram 11 below. which will become the plan for the Leisure and Community: The area town complementing the Core Strategy The Island: The distinctive historic core between the leisure centre and the Somer and Placemaking Plan, and be part area encompassing the Island space and Centre which contains community and of the statutory Development Plan lower end of the High Street to St John the leisure facilities for town, leading to the upon its adoption. Midsomer Norton Baptist Church with key buildings such as Town Park. Neighbourhood Plan will set out the vision the Town Hall and Catholic Church (Tithe and objectives for the Town. Barn).

Diagram 10: Midsomer Norton Neighbourhood Plan area Diagram 11: Midsomer Norton Town Centre Functional Areas

23 Assets Risks 43. 44. Midsomer Norton Town Centre has The following issues are identified as significant potential to inspire and influence key risks to achieving the ambitions for new development such as: Midsomer Norton. • Distinctive and appealing townscape • Increasingly strong competition from with historic buildings, the River Somer nearby market towns in surrounding flowing through the High Street and the districts. Conservation Area, • Lack of medium and large sized shopping • Distinctive views from the town to green units. skylines. • The dominance of parking in the street • Enhanced leisure facilities on the edge of scene, poor pedestrian links, busy roads the centre including a skate board park. and a lack of public space. • Accessible parking. • Under-developed evening economy to contribute to a sense of vibrancy and • Improvement of the existing cycle community. network and use of the sustainable transport links. • Strong community support that will benefit implementation.

24 DIAGRAMDIAGRAM 12 13 MIDSOMER NORTON TOWN CENTRE STRATEGY MAP

KEY Cycle Route SiteDevelopment Allocation Commitment Green Infrastructure Link Junction Improvement Landscape Setting Local Green Spaces Primary Shopping Area Primary Shop Fronts Town and Local Centres

© Crown copyright. All rights reserved 25 100023334 (2015) 3. Placemaking Principles POLICY SV2: a) Strengthen the shopping offer in the southern end of the High Midsomer Norton Street and provide better pedestrian connections from the main car parks to Town Centre the core retail area, creating a stronger Strategic Policy frontage to South Road. b) Enable more intensive use of the South The Strategy for the Midsomer Norton Road Car Park providing the opportunity Town Centre is to: to accommodate a modern food store. Any development here should retain 1. Key Opportunities/Priorities public car parking for the town centre. a) Unlock redevelopment sites in the c) Conserve the town centre’s heritage town centre (boundary defined on the and unique townscape character. Policies Map) to avoid the need for out of centre retail development, particularly in d) Enhance the positive feature of the respect of vacant/underused buildings River Somer. such as the former Palladium cinema and e) Reduce the amount of traffic using the former brewery. retail core of the High Street and improve b) Enhance the public realm. the environment for pedestrians. c) Enhance leisure provision including the f) Improve routes and major entrances Town Park. into the centre. d) Focus new retail development on the g) Improve access to green infrastructure southern end of the High Street as the including the proposed Town Park. retail core. h) Improve linkage to Sustainable 2. Scope and Scale of Change Transport Routes. Make provision for: i) Improve the range of leisure and visitor attractions as part of the total town centre a) Residential development as part of offer. mixed use schemes b) Some larger retail units in the core areas of the High Street. c) Modern office space to offset the loss of manufacturing jobs. d) A district heating network.

Placemaking Plan Policy 47. SSV2 – South However, this important town centre car park site could also be a catalyst for wider KEY Road Car Park and regeneration in Midsomer Norton. Core Strategy Policy SV2 states that a key SSV1 – Central principle for the town centre is to enable more intensive use of this site providing DEVELOPMENT High Street Core an opportunity to accommodate a modern food store. including the 48. SITES Palladium and Midsomer Norton Town Council commissioned a retail study which identified that a new supermarket of Brewery sites around 45,000sqft is feasible on the site with parking underneath the store. Context 49. The B&NES retail study (July 2015) shows 45. that there is 1,949 m2 convenience goods Core Strategy Policy SV2 states that a floorspace capacity in 2014 increasing key principle for the town centre is to to 3,078m2 by 2029 in Midsomer strengthen the shopping offer in the Norton and Radstock. It also shows southern end of the High Street and 922m2 comparison goods floorspace provide better pedestrian connections capacity in 2014 increasing to 3,588m2 from the main car parks to the core retail by 2029. It concludes that the prime area, creating a stronger frontage to South retail development site is the South Road. Road Car Park. Redevelopment of the SSV2 – South Road Car Park site should help stimulate the delivery of new retail floorspace in the High Street 46. core and facilitate significant public realm The South Road site is currently one of the improvements. Key to this is the need to main long stay car parking areas for the improve the pedestrian link from South town centre. The location of the car park, Road Car Park to the High Street. Currently just south of the core High Street area, there is no pedestrian crossing and the reinforces the importance of this site in narrow footpath detracts from the eventual providing accessible public car parking to open vista of the High Street. support town centre activity. 50. 52. Vision There are a number of challenges that The Conservation Area Appraisal 56. need to be addressed in delivering this recognises the need for the restoration of Redevelopment of South Road Car site, including how a new food store will key buildings such as Palladium and former Park and Central High Street Core site relate to and connect with the town centre; Brewery to bring them into full use and will help stimulate the delivery of new how development can continue to offer make a positive contribution to the street. retail floorspace and facilitate significant an adequate quantity of convenient and 53. public realm improvements. Key to this is accessible public car parking for the town The historic features of the Palladium and the need to improve the pedestrian link centre; and how development will integrate the Brewery should be retained, enhancing from South Road Car Park to the High with the topography of the site and the Conservation Area. A fundamental Street. Improving the public realm and neighbouring areas. role for the core site would be to provide establishing a better balance between SSV1 – Central High Street Core Site an attractive link between the new traffic and pedestrians are key priorities to supermarket at South Road Car Park and ensure that Midsomer Norton maximises 51. the High Street, and to improve the public the potential for retail investment and Whilst the town centre overall benefits realm. growth. from a wide range of independent shops, at present the core area is relatively weak 54. and fails to fulfil its potential. It is dominated Regeneration of the retail core, either by non-retail uses and small units of a as a whole or in phases, would result in public realm enhancements to ensure poor character. There are a number of an enhanced offer by providing mixed POLICY SSV2: a positive relationship with South Road prominent vacant units in a poor state of use retail and office units which have South Road Car Park and to enhance the Town’s Green repair. The poor quality buildings detract been identified by the Town Council Infrastructure, (e.g. Links to Town Park) from the town centre environment. as important requirements for the town and ecological networks, with specific Redevelopment opportunities along the centre. Attracting larger retail units which Development Requirements and Design consideration for bat flight lines. rear of the High Street properties present complement and support the existing Principles further scope for physical improvement to independent shops will be important. 1. Retail-led mixed use development 6. Continue to offer sufficient public car the South Road. parking for the town centre through the 55. 2. Enhance the Conservation Area and its provision of parking spaces on site or off Both sites lie within the Surface Coal setting. site in locations well related and easily Resource Plan Area defined by the Coal accessible to the town centre. Authority. Placemaking Plan Policy M1 3. Provide high standard of pedestrian, clarifies how applications for non-mineral cyclists and vehicular access with 7. Undertake a detailed historic development within Mineral Safeguarding principal access to the site from South environment assessment, and where Areas will be considered. Road. necessary evaluation, in order to identify 4. Create a well-designed frontage with and implement appropriate mitigation. the entrance of a new store orientated towards the High Street to help integrate new development and encourage pedestrian connections. The store and parking layout should create an easy and obvious pedestrian route through the site. 5. Provide landscape, tree planting and Placemaking Plan Policy

28 59. 61. POLICY SSV1: SSV4 – There are no buildings at the ridge The Retail Study (July 2015) considers this Central High Street where the site fronts North Road and site as a potential retail development site. Former Welton consequently the site remains fairly hidden It is concluded that the site is sequentially Core Site from this prominent position and the top inferior to the South Road Car Park site in Manufacturing of the High Street. Aside from a collection delivering new retail floorspace, due to it of historic buildings within the adjoining being an ‘edge of centre’ location outside Development Requirements Conservation Area including the site’s the town centre. The issue of suitable and Design Principles Site former brewery use, the majority of the pedestrian links between the High Street 1. Mixed use redevelopment comprising buildings on site are of limited quality. The and this site also makes it difficult for retail main town centre uses with active Context 1850s brewery buildings survive largely uses to function as an integral part of the frontages on the High Street. untouched and with most of their external town centre. 57. 2. Enhance the Conservation Area and architectural features intact. These present The former Welton Manufacturing site 62. its setting including retention and reuse a considerable asset to incorporate into located to the north east of the town centre An important focus is the frontage to North of the former Brewery building and future development of the site. and provides a substantial redevelopment Road, where an area of hard standing former Palladium cinema opportunity. The site is positioned on the 60. is divided from the valley top by a high 3. Provide a clear and attractive steep north facing valley side, sloping The priority will be to deliver an wall. This area presents the only real pedestrian link between the High Street down from the ridge at North Road to the appropriate mix of employment floorspace opportunity to establish a more direct and and the South Road Car Park site. Wellow Brook base. There is a drop of and housing, and to improve connections attractive connection between the site approximately 10m from the valley ridge through to the High Street. The Stone’s and the High Street via the Stone’s Cross 4. Improve the functional and visual down to Wellow Brook, and a similar level Cross roundabout is the key point of arrival gateway. It is also important to consider relationship between the High Street change on the south facing slope on the to the High Street but fails to capitalise on options for improving existing road and and South Road. other side of the brook against the former the range of attractive Victorian buildings pedestrian routes as well as highway 5. Provide measures to protect and railway line. to announce the beginning of the High safety along Station Road. Street successfully. The steep, single retain the bat roosts on site 63. 58. sided pavement route along Station Road Incorporation of a high quality GI link along 6. Lighting at this location must be The factory buildings and ancillary uses combined with heavy traffic creates an the Wellow Brook through the site will also designed to be responsive to the bat occupy the majority of the 5.3ha site. The unattractive pedestrian environment and be a key priority, linking with the attractive roost on site core complex straddles the valley base, difficulties integrating the site. culverting the Wellow Brook, and fronting Welton Green community space. 7. Undertake a detailed historic on to Station Road. The position of the environment assessment, and where factory interrupts the valley setting and necessary evaluation, in order to identify creates a significant barrier to a potential and implement appropriate mitigation west-east strategic green infrastructure route following the Wellow Brook. An existing shared public footpath with bridleway and cycleway rights (ST Route T9/NR Greenway/Public Footpath CL24/21) extends along the northern boundary of the site.

Placemaking Plan Policy 64. development allocation, and taking full 7. Main vehicular access from Station The site lies within the Surface Coal POLICY SSV4: account of the heritage value and wider Road. Resource Plan area defined by the Coal possible uses of the former brewery Authority. Placemaking Plan Policy M1 Former Welton 8. Land remediation as necessary. building. clarifies how applications for non-mineral Manufacturing Site 9. Coal Mining Risk Assessment is development within Mineral Safeguarding 4. Provide new streets and spaces necessary. Areas will be considered. A small part through the site that improve pedestrian Development Requirements and Design of the site is within the Coal Authority and cycling connections both north to 10. The sequential approach to site layout Principles defined Development High Risk Area and south and east to west connecting to is required informed by a site specific therefore the submission of a Coal Mining 1. Comprehensive mixed use existing cycle and bridleway for new and Flood Risk Assessment. Risk Assessment would be necessary to redevelopment comprising residential, neighbouring residential communities. 11. Provision of SuDs (excluding infiltration support a development proposal. community facilities and employment uses including small scale retail which 5. De-culvert the Wellow Brook to provide techniques) Vision continued natural sections through does not adversely impact on the existing 12. Undertake a detailed historic the site, and provide habitat creation/ 65. town centre. environment assessment, and where enhancement which will be part of the Regeneration scheme to deliver an necessary evaluation, in order to identify 2. Provide at least 100 dwellings west-east strategic green infrastructure appropriate mix of employment floorspace and implement appropriate mitigation route. and housing, and to improve connections 3. Enhance the Conservation Area and through to the High Street. Incorporation its setting including the retention and 6. Appropriate ecological mitigation of a high quality GI link along the Wellow reuse of the former brewery building, to be included for bats, reptiles and Brook through the site will also be a key with a strong presumption in favour invertebrates. Bat flight lines are to be priority, linking with the attractive Welton of its physical preservation, subject maintained with no increase to light levels Green community space. to robust economic viability testing along this boundary. measured against the value of the whole Placemaking Plan Policy

30 the existing significant green resource at 69. 71. SSV3 –Midsomer the centre of the town into a recognised Including land both to the north and south Different areas could be developed for Town Park. Planning application 14/01020/ of the River Somer is crucial because different uses such as green open spaces, Norton Town Park FUL was granted permission on 9/6/2014 it provides the opportunity to provide steep slopes with trees, paths and other Context for changing the use of the land for a new linkages between Midsomer Norton features utilising the topography. This Town Park of around 8.28ha set to the and Westfield on a north south axis. The is considered to be appropriate for the 66. south of the River Somer. An associated inclusion of a pedestrian/cycle bridge character of the area and will protect the The Town Council voted unanimously in planning application (14/01019/FUL) for will allow people to travel from Radstock setting of the Conservation Area. The park 2012 to secure a Town Park for Midsomer further land to be designated as a Town Road, through the park to Westfield. This will be delivered incrementally over time to Norton, which will be broadly located Park east of Gullock Tyning and north of will also allow cyclists travelling along the an overall masterplan as and when funding between Gullock Tyning and Five Arches. the River Somer has also been granted existing cycle path to enter the town centre streams arise. Once achieved, a Town Park, along with permission. and use its facilities, bringing much valued 72. the Skate and Adventure Play Park, will footfall for the retail core. Including land There is potential to improve the provision offer a fantastic leisure facility serving both to the north and south of the River of car parking that could be used for both Midsomer Norton and the whole of the Somer also creates a park with a river the Town Park and the High Street, helping Somer Valley, helping to attract visitors to running through the heart of it. the town. to reinforce this area as an accessible 70. town centre arrival point. In conjunction 67. The site currently comprises predominantly with improved pedestrian connections this The Town Park therefore should be open ground with a number of footpaths, could encourage greater movement to and considered as a fundamental element of the majority of which have evolved as from the High Street and greater use of the the town’s offering, alongside areas such people have walked through the site. park and leisure facilities as a combined as the civic core around the Town Hall and Much of the site is a remnant of the coal town centre trip. the retail core. This fits well with its status mining era, and was a colliery spoil heap. as a monument to the Somerset Coalfield Although greatly valued by the community, and its significant position in the skyline of it currently has no specific function, and the town. whilst in close proximity, it presently feels 68. rather isolated from the High Street. After The Core Strategy vision for the Somer 50 years of growing wild, the land offers Valley states that Midsomer Norton town excellent potential to create a town park centre will include a new Town Park as which respects and harnesses the ecology part of the regeneration of the town. Core of the area. The detailed design of the Strategy Policy SV1 includes a requirement Town Park will evolve over time, but should for the implementation of a new Town Park be made up of an organic combination of at Midsomer Norton, and Policy SV2 states spaces and paths utilising the landscape that the strategy for Midsomer Norton to fulfil its potential as an exciting and town centre includes the enhancement interesting destination for leisure and of leisure provision and improving access recreation which can play its role in the to GI including the Town Park. The 2007 economic regeneration of Midsomer Local Plan allocated the land as a Town Norton and the wider Somer Valley. Initial Park and the Placemaking Plan will concepts to date have included a large continue this allocation in order to convert natural amphitheatre and space to hold community events and activities. 31 73. 4. Provide links to the Five Arches cycle Ecology should be integral to the design POLICY SSV3: route. of the park. The Five Arches path adjacent to the site is known for commuting Midsomer Norton Town 5. Enhance the setting of the adjacent and foraging by several species of bat, Park Conservation Area including Horseshoe Bats. The western 6. Appropriate ecological mitigation and southern areas of the site are covered Development Requirements and Design to be included for bats, reptiles and by a woodland Tree Preservation Order. Principles invertebrates. Bat flight lines are to be The detailed layout of the park should be maintained and no increase to light levels informed by the trees and their quality on 1. Town Park scheme with some along this boundary the site. residential development. 7. Land remediation as necessary 74. 2. Provide about 35 dwellings to be following a geotechnical and geo- The detailed design should take into located at the eastern part of the site environmental desk study and site account residential amenity. Lighting accessing from Wheelers Road within the walkover survey should not encourage people to gather in HDB. the lit areas during unsociable hours. 3. Maintain and improve existing Public 8. Provision of SuDs 75. Rights of Way, particularly along the River The site lies within the Surface Coal Somer for habitat creation/enhancement Resource Plan area by the Coal Authority. which will be part of an important Placemaking Plan Policy M1 clarifies how Strategic Green Infrastructure route. Placemaking Plan Policy applications for non-mineral development within Mineral Safeguarding Areas will be considered. Vision 76. A Town Park, along with the Skate and Adventure Play Park, will offer a fantastic leisure facility to Midsomer Norton and the whole of the Somer Valley, helping to attract visitors to the town and making contribution to the success of the local economy. The Town Park will be an organic combination of open spaces, paths and features utilising the landscape to its full potential.

32 Context 78. 79. Both sites lie close to the Midsomer Special Area of Conservation bat records Former Sewage 77. Norton Conservation Area. Therefore, nearby Welton Hollow and the area Lies The former sewage works at Welton proposals for industrial development will within Strategic GI and ecological Network. Works, Welton Hollow and Land West of the Midsomer need to ensure the significance of the Therefore, proposals for development will Enterprise Park are included as part of heritage asset is understood and how need to protect and enhance biodiversity. Hollow and Land the Strategic Industrial Sites in Midsomer development should respond to it is fully In this regard Policies NE 1 NE3, NE4 and Norton because they are important in considered. In this regard Policy HE1 is NE5 are particularly relevant. West of Midsomer delivering the economic strategy for this particularly relevant and requires that part of the District. Therefore proposals development should sustain and enhance Enterprise Park for light industrial, heavy industrial, the significance of the Conservation Area warehousing (classes B1c, B2 and B8) and and its setting. within Midsomer builders merchants (sui generis) will be acceptable in principle as Policy ED.2A Enterprise Park applies.

33 80. 81. School to make more efficient use of their Land at Silver Land at Silver Street is safeguarded for LCR3 (5) land at Silver Street (Midsomer existing site for example by relocating education purposes under Policy LCR3 to Norton) is safeguarded for Norton Hill playing pitches to the land at Silver Street Street, Midsomer facilitate the provision of increased primary School, following the approval by the to facilitate provision of the primary school. school capacity in the Somer Valley. Education Funding Agency for primary However, should a primary school be Norton school provision managed by Norton Hill implemented and opened elsewhere to School. This new primary school (630 meet the needs of primary education of places) will serve Midsomer Norton and Midsomer Norton and surrounding areas, surrounding areas. The safeguarded land the safeguarded land will no longer be could facilitate Norton Hill needed. 82. Proposals for development of this land will need to meet the requirements of the Development Management Policies set out in the District-wide volume, including the need to minimise landscape and visual impact and ensuring satisfactory vehicular access can be provided

34 Local Green Space Designations in Midsomer Norton

83. 8 spaces nominated are designated as Local Green Spaces: • Allotments • Charlton Park • Wellow Brook Walk • Hillside Recreational Ground • Holy Ghost Church • Staddlestones • St Chad’s Well • Welton Green The Local Green Space Designations are shown on the map below.

35 RADSTOCK 87. 89. 90. Role of the Centre The topography of Radstock reflects the The most striking remainder of the coal The town still retains many important 84. underlying geology, which made coal industry is the transport infrastructure colliery features, and is a rare example of Radstock Town Centre provides a focus for mining possible, but also contributed to its in the town. In the second half of the an early industrial landscape where small- the surrounding communities and villages eventual collapse due to its uneconomic nineteenth century Radstock became an scale mining existed in a rural community with its local retail offer, job provision and nature. Surrounded by hillsides and sited important junction of the Somerset and and has left an important local legacy. This community facilities. It is also an attractive at the confluence of the Wellow Brook Dorset Railway and the Bristol and North includes engine houses, colliery buildings, place to visit with a unique mining heritage and its tributaries, the town has a distinct Somerset Railway which subsequently huge planted spoil heaps and haulage and rich rural environment sitting directly landscape backdrop with the countryside formed part of the Great Western Railway inclines used to transport the coal. The on National Cycle Route 24. encroaching close to the centre of town. and passed through the town. The industrial architecture contrasts sharply The ridges comprise extensive tree cover, development of transport was essential with the traditional farming communities of 85. Radstock is located on the northern edge with remnant strips of woodland providing to the survival of the coal industry and southern Somerset. a sense of enclosure and focusing views resulted in the opening of the Somerset of the Mendip Hills in the Wellow Brook 91. across the town’s valleys to the wider Coal Canal. The tramways and the valley in the former coalfields of north As the size and number of collieries countryside beyond. In addition to this eventual arrival of the railways in 1854 had Somerset. The town lies at the nexus of increased in the Radstock area, more natural tree cover, plantations on the spoil a significant impact on the morphology five steep-sided valleys and the tributaries people were required and were often heaps, locally referred to as batches, and of the town with a shift away from the of the Wellow Brook flow into the town housed in small terraces erected by quarries form distinctive tree groups on old historic core around the church of from the north and south. One of the the coal owners. Some groups of these or up to the surrounding ridge tops and St Nicholas, to the hillsides surrounding unique features of Radstock is the way the terraces survive and their contribution to reflect the natural phenomenon of the the coalmines. Although the railways are open countryside comes close to the heart the town is unparalleled in their exceptional highly folded topography and the intense no longer in use for trains, parts of their of the town. quality and character. With a shift away coal-mining activity. original routes have been retained as from the old medieval core of the town, 86. public footpaths, as have the many former 88. a scattered settlement developed on The sub-surface geology of the area is collier’s paths and narrow gauge tramway The discovery of coal in 1763 led to the the valley sides close to the coalmines complex; of particular interest are the white routes and branch railways that led from development of Radstock as the centre of forming a separate industrial community. lias limestones, which give rise to the local the main railway lines to the collieries. building stone of Radstock and contribute coal mining activity in northern Somerset The terraces were built on the edge of markedly to its local identity. Beneath the until the 1950s. In the mid-nineteenth established agricultural settlements, sub-surface formations are the upper coal century there were six large collieries each with their own privies and extensive measures, which give rise to much of the working in the town with further pits to the allotment garden. town’s development when the resources north and west beyond the main centre. were being exploited. Many houses in town are situated above the valley floor, perched on the valley sides.

37 92. 94. • The highway network whereby the The prevalent and traditional building These key features of historical and town is situated at the meeting point of materials reflect the local geology of the architectural significance must be taken a number of busy roads, compromising area. White lias stone laid as squared into account in applying Policy HE1 to the pedestrian environment and severely coursed rubble is the common building development proposals in the town and compromising the creation of a strong material, Welsh slate pitched roofs are ensuring they sustain and enhance the sense of place in the centre. the dominant roof form, and pennant significance of the heritage assets. • Potential flood risk. sandstone is found in boundary and Assets retaining walls. Carved bargeboards • Limited development opportunity sites to emphasise important elevations. It is these 95. achieve overall ambitions for the town. locally distinct architectural details that Particular strengths of the centre include: help to shape the character of Radstock, • Rich heritage: The most significant emphasise the town’s industrial legacy element is the Radstock Conservation and impact upon the views into and out Area and its well preserved mining past. of the town contributing significantly to the atmosphere of the town. It is vital • An outstanding natural environment that future development within Radstock within and around the town, boasting references and builds upon these qualities; prominent hills and valleys, woodlands, modern development within the centre rivers and streams, and important has generally not been sympathetic to biodiversity. the more ornate, Victorian buildings, • Linkages with the National and local cycle lacking their detail and visual variety. network. This is particularly evident in Fortescue Road where the alien materials and over- • Diverse range of services and a varied simplified proportions of the 1960s shops retail offer. contrast sharply (and detrimentally) with the • A strong, high quality education sector Victorian façade on the opposite side of across the age ranges including Bath the road. College Somer Valley Campus. 93. • Existing and potential allotments With a shift away from the old medieval provision which mirrors the traditional core of the town, a scattered settlement miner’s cottage long- gardens and self- developed on the valley sides close to the sufficient tradition. coalmines forming a separate industrial community. The terraces were built on • Strong network of established community the edge of established agricultural groups. settlements, each with their own privies Risks and extensive allotment garden. 96. The following issues are identified as key risks to achieving the ambitions for Radstock.

38 3. Placemaking Principles f) Secure a high quality of building design, Strategic Policy POLICY SV3: townscape and public realm. Radstock Town Centre a) Protect and enhance heritage assets: Context The built form should retain its historical g) Improve connectivity between the 97. Strategic Policy and architectural value and development core shopping area, community amenity The Core Strategy Policy SV3 provides should attempt to integrate these areas including the library, Victoria Hall, features and carefully consider materials Radstock Museum and key car parks. the strategic planning policy position The Strategy for Radstock Town Centre appropriate to the locality and building for Radstock Town Centre (Policy SV3). is: h) Secure a more balanced mix of retail style. The centre is to provide a focus for the by supporting independent retailers 1. Key Regeneration Opportunities neighbouring communities and villages b) Ensure that linkages to green spaces (including those supporting cultural with its local retail offer, job provision and a) Bring into use the under-used and and sustainable transport routes are activities such as arts and crafts), leisure, community facilities. Policy SV3 seeks vacant sites within the town centre prioritised. tourist and commercial uses. to bring into use the under-used and (boundary defined on the Policies Map). vacant sites within the town centre, whilst c) Protect and enhance areas of visual b) Enhance the public realm. enhancing the public realm, heritage significance and views to open landscape, in light of their close relationship with the assets and links to / quality of green 2. Scope and Scale of Change infrastructure. history of the town. Make provision for: d) Protect and enhance the green a) Residential development as part of infrastructure of the town centre mixed use schemes associated with the river, particularly to b) Modern office space and community help counterbalance the negative effect facilities. of traffic. c) A district heating network. e) Establish greater provision for pedestrians and cyclists in the town centre including secured cycle parking facilities.

Core Strategy Policy

39 DIAGRAMDIAGRAM 13 20 RADSTOCK TOWN CENTRE STRATEGY KEY Conservation Area Cycle Route SiteDevelopment Allocation Commitment Green Infrastructure Link Local Green Spaces Landscape Setting Primary Shopping Area Primary Shopping Frontages Town Centre

© Crown copyright. All rights reserved 40 100023334 (2015) 101. The Vision and Objectives The vision of the ‘Big Local Plan’ is for for Radstock Town a community that is participating in its future and working in partnership to make Centre things happen. This will involve unlocking 98. potential, getting people and communities There are a number of development connected and working together, opportunities within and adjoining the managing the transition from old mining, town centre. The Core Strategy Policy printing and industrial to social enterprises SV3 provides a high level context. A and small businesses, and building on the more detailed vision and objectives for ability of the communities to identify and the town centre have been developed respond to local need. in partnership with Radstock Town Council. This will form the framework for 102. determining the future use of available The ‘Big Local Plan’ consultation document or potentially available sites, and the recognises the need to work together infrastructure measures to mitigate the with the Council on the Placemaking Plan impact of development. to ensure that the needs and desires of the residents of Radstock and Westfield 99. are fully considered. The ‘Big Local Plan’ Discussions with the Town Council have will include the main elements of what highlighted important issues such as will make the physical environment of improving the town centre environment Radstock and Westfield a great place and retail offer, improving GI, infrastructure to be; the Council will work closely with provision, and provision of medium sized the ‘Big Local Plan’ team to ensure this industrial units. happens. 100. The Local Trust has consulted on their ‘Big Local Plan’ covering Radstock and Westfield. In November 2010 the two areas were awarded £1 million by the Big Lottery under the Big Local programme. This funding is to be spent over a 10 year period to meet needs identified by local residents.

41 Vision for Radstock Connectivity Heritage and the Built Environment A walkable town, making full use of Radstock is one of the best preserved Radstock’s good access to the national coal mining towns in England, with Natural Environment cycleway network, and this along with the many features well preserved, set in the A place where the economic, social heritage legacy should provide a context largely agricultural Somerset countryside; and environmental worth of the natural for regeneration of the town. the built form of the town will retain environment is fully recognised, valued its historical and architectural value; Pavements, cycleways and walkways and utilised within an enhanced, new development will integrate these designed to facilitate access other than by extended and more accessible green features and consider carefully materials the private car. infrastructure network; where biodiversity appropriate to the locality and building value and ecological functionality is Improved transport connections / public style. enhanced and managed; and where transport provision to other settlements. a proactive approach is taken towards Its setting, a mix of mainly wooded slag reducing Radstock’s carbon footprint. Economic Development and heaps, grazing and arable land to be Employment preserved. Health, Wellbeing and Social Regeneration of the town providing more Infrastructure Tourism employment opportunities, based upon The potential for tourism based on Radstock Town Centre will be a hub for its strengths: the setting of the town, its Radstock’s attractive green infrastructure, health, wellbeing and social infrastructure, geology, industrial history and legacy, the mining heritage, cycle routes and as well as improved local shops and growing interest in the performing arts. premises for small business. attractive hinterland will be encouraged A modern market town that remains and promoted distinctive, with a coherent, locally well connected town centre with an extended and enhanced retail function, acting as a focal point for local communities, and with an improved public realm.

42 105. SSV14 – Charlton Along with the adjacent gabled Co- operative building to the north west of the SITE Timber Yard site, the stone landmark buildings including Context the former Fire Station and boundary walls are a very important local landmark 103. and have group value which should be ALLOCATIONS The Timber Yard site is c.0.43ha, bounded retained and enhanced as part of any to the north and east by the Wellow Brook, development. Emphasis should be given and to the south and east by Frome Road. to the need for development to seek a This site was until recently the home of positive and appropriate road frontage to Charlton’s World of Wood, a former timber Frome Road, rather than the car dominated yard with ancillary retail use. The site is frontage at present. The new Frome occupied by a single building, constructed Road link delivered by the Council for the over a considerable length of time in railway land development makes the site several stages, with a gross floor area much more closely linked to the existing of around 2,000sqm. It is predominantly town centre. Redevelopment provides the single storey, with a small two storey area opportunity to incorporate town centre in the north / north east part of the site. It is uses that complement the existing uses in currently being used by Wessex Water as a the town centre, and those being provided compound for works being undertaken to by the NRR development. Therefore the Fortescue Road. Town Centre boundary is extended to 104. include this site. It is located in a prominent position on a 106. bend in Frome Road, and is believed to Ecology is of particular importance in have originally consisted of workshops this area due to known bat roosts in linked to the collieries, constructed close proximity to the site and known bat between 1880 and 1930 with subsequent activity in the area, including Greater and amendments and additions. It is Lesser Horseshoe bats. The tree-line and conceivable that some elements of the watercourse to the north and east are likely building are older than this and have been to be used by the bats. incorporated into the structure.

43 Vision POLICY SSV14: 3. Retention and reuse of the historic 6. Bat boxes to be erected with provision 107. stone buildings and wall fronting the road of suitable monitoring. Redevelopment should be a heritage including the former fire station, which Charlton Timber Yard 7. Provision of SuDs (excluding infiltration led regeneration scheme, enhancing the are important local landmarks in the techniques). significance of the Conservation Area, Conservation Area. Development Requirements and Design retaining and appropriately incorporating 8. Remediation of any land contamination Principles 4. Reinstate windows within the historic the distinctive historical buildings on caused by the former industrial use. stone buildings on the western boundary site as part of the redevelopment, and 1. Mixed use scheme encompassing town that are currently blocked up. 9. Undertake a detailed historic forming an expansion of the town centre, centre uses providing an active ground environment assessment, and where complementing existing uses. floor frontage onto Frome Road. 5. Protect and enhance the Wellow Brook necessary evaluation, in order to identify boundary as a bat corridor, with additional 2. Heritage led regeneration scheme and implement appropriate mitigation which will enhance the Conservation planting using native species local to the Area. The scale and massing of any area and no increase to light levels along scheme must respect local character this boundary. A buffer zone should also and include a predominance of white lias be included. stone as the external walling material.

Placemaking Plan Policy

44 109. 110. 112. Ryman The site is of local heritage and cultural Any redevelopment should take into Potential redevelopment for uses significance and is an important element, account the historic location of the site, compatible with its location close to Engineering and surviving remnant, of the Somerset and its dual character as having both an the town centre would be appropriate. coalfields, an intrinsic and significant industrial and rural character which should However, assessments undertaken Services aspect of Radstock’s cultural identity be reflected in the design approach. suggest that redevelopment may not be and former historic economic activity viable or deliverable. Therefore, the site 108. 111. employing large numbers of local people. is not allocated in the Placemaking Plan. The site is currently in industrial use on The most significant ecology issue at this The site comprises former railway sidings, However, should these circumstances a long narrow piece of land located on site is likely to be the potential for impacts which provided a connection for the change the issues highlighted above Frome Road located between the Norton on bats, including the light sensitive greater collieries to the Great Western railway to need to be taken into account in bringing Radstock Regeneration development to and lesser horseshoe bat. There is also the south, and the Somerset Coal Canal forward development proposals. the west and an industrial estate to the potential for reptiles and rare invertebrate tramway to the north. There is surviving east which incorporates former colliery species on site. buildings. This site is located adjacent to fabric and features from this use including but outside both the town centre boundary tracks and a building constructed in the and the housing development boundary. distinctive locally sourced white lias in common with much of Radstock. The site lies within Radstock Conservation Area.

45 114. 5. Protection of existing trees on the The site at present has a neutral effect on SSV17 – Former POLICY SSV17: western boundary, including those the Conservation Area with relatively low Former Radstock County designated with Tree Preservation Orders Radstock County scale buildings on the site. Redevelopment offers the opportunity to enhance the Infants 6. Car parking and highways should not Infants Conservation Area. The surrounding dominate or dictate the design of the area is generally residential and presents development or dominate the quality of Context Development and Design Principles a strong character of natural stone, two the public realm 113. storey terraced cottages with dressed 1. Provide around 10 dwellings This site formerly accommodated 7. Provision of SuDs by using infiltration stone window and door surrounds. 2. The frontage of the site should be Radstock Primary School, constructed in techniques consistent with and respond positively to the mid-20th century and closed in 2005, Vision the distinct building line and to this part of 8. Undertake a detailed historic replaced by Trinity Primary School on 115. the Conservation Area environment assessment, and where Woodborough Lane. The site is vacant Residential scheme which responds necessary evaluation, in order to identify and redundant, and within the Housing positively to the established character of 3. The development shall incorporate a and implement appropriate mitigation Development Boundary and Conservation the immediate area and which enhances predominance of white lias stone as the Area. Prefabricated buildings remain on the Conservation Area. external walling material site, which are all single storey pitched 4. Vehicular and pedestrian access from roof (asbestos sheeting) structures located Bath Old Road. along the southerly edge of the site. The remainder of the site has been cleared. The surrounding area is residential, with Placemaking Plan Policy Bath Old Road to the east and all three off-road boundaries to private residential gardens with 1m high stone walls along the west and north limits of the site. The site slopes steeply from north to south and also from the frontage to Bath Old Road and to the rear.

46 118. 120. 121. SSV20 – Former The buildings have a direct, physical, visual The Council has refused these The retention of the building through and historical connection with the adjacent applications, and believes that the the restoration and conversion of the St Nicholas School Church of St Nicholas. Together as an buildings are capable of meaningful buildings would preserve a historic asset Context ensemble of historic buildings they make adaption and reuse for a variety of in a town which is undergoing significant a significant and positive contribution to purposes, the most viable of which would regeneration which will further enhance 116. what is the historic core of Radstock and appear to be residential. Recent examples the heritage of Radstock. This site is the former St Nicholas Infant the Conservation Area. They also make of similar conversions in the district include Vision School, which lies to the south of Radstock a positive contribution to the local scene, the Temple Infant and Primary school town centre and is adjacent to the public are locally distinctive and reinforce the sites in Keynsham. If the buildings were 122. car park. The site is located within the sense of place and local character of the demolished, the harm to the Conservation Restoration and reuse of the 19th century Conservation Area. Conservation Area. Area caused by the loss of the historic buildings for residential use, harnessing the fabric would be considerable. This was heritage of the site, greatly enhancing the 117. 119. supported by the appeal inspector. Conservation Area and forming a key part The 19th century buildings are regarded as The site has been the subject of recent of the regeneration of Radstock. an important heritage asset to Radstock, planning applications to demolish the which display interesting architectural buildings for redevelopment, with the qualities such as the bell tower, and have applicant stating that the building is not been constructed using high quality local safe and should be demolished for safety materials. Historic England has described reasons. It is clear that the building has it as a ‘handsome, imposing building, been subject to significant neglect and predating the 1870 Education Act, which this has resulted in considerable internal retains its dignified presence on Church damage from the ingress of water following Street’. They confirm that the buildings the removal of lead flashings and a section are of local significance which occupy of the building adjoining the headmaster’s a prominent place in the streetscape, house. and make a positive contribution to the Conservation Area.

47 3. Appropriate mitigation to be included POLICY SSV20: for bats which takes account of the Former St Nicholas significance of bat populations in this School area. 4. Undertake a detailed historic environment assessment, and where Development Requirements and Design necessary evaluation, in order to identify Principles and implement appropriate mitigation 1. Conservation and reuse of the 19th century buildings as part of a residential development and/or community use 2. Development should reinstate the important historic features to enhance the character and appearance of the Conservation Area and preserve the setting of the surrounding Grade II listed buildings

Placemaking Plan Policy

48 Local Green Space

123. Four spaces nominated are designated as Local Green Spaces: • The Tynings Allotments • Whitelands Batches • The Tom Huyton Play Area • Radstock Memorial Garden 124. The Local Green Space Designations are shown on the map below.

49 WESTFIELD 125. 128. 130. The Parish of Westfield lies between SSV18 – Bath The new wider estates strategy, following The campus has a relatively strong Midsomer Norton and Radstock. It is the merger, involves reducing the total landscape structure that is capable intrinsically linked to these two settlements College Somer amount of sites occupied by the Colleges of helping to assimilate and screen but has its own separate identity. It is and the introduction of a construction appropriately scaled and designed new an important base for services for the Valley Campus skills centre of excellence at the Somer development without causing harm to population centres of the old Somerset Context Valley campus. This provides local people neighbouring properties and longer Coalfield area, and hosts important with training opportunities and practical distance views. A comprehensive facilities such as Bath College Somer 127. skills that can be utilised in the local masterplan illustrating the total Valley Campus and Westfield Industrial In April 2015, Norton Radstock College employment market in line with the Core development targets for the estate plan Estate. There have been a high number was merged with the City of Bath College. Strategy Vision for the Somer Valley. would help ensure operational matters and of small housing developments in recent Prior to the merger, Norton Radstock Bath College has secured circa £2.2m of allow open space to be future proofed. years, and one significant project at the College was a small general Further funding from the West of England Local 131. former Alcan factory site which is currently Education College which had its main Enterprise Partnership to support the Trees should be retained along the Wells being constructed. There are however site within Westfield Parish. The College development of this new training facility. Road, western and eastern boundaries. only a small number of local shops in the has undertaken a major transformation This development will see provision for Building scale and height should not cause immediate area at Westfield local centre. of its Estate and learning environment training in construction-related trades an intrusion into views from the south east, through a 20 year Capital Investment currently delivered in the centre of Bath 126. and redevelopment should enhance the programme replacing a single ‘unfit for relocating to the Somer Valley campus in The Placemaking Plan will focus on setting of the adjacent Conservation Area purpose’ steel framed and clad 1959 Westfield. potential development sites such as the building and 42 temporary Elliot blocks and Listed Buildings. college grounds and the land adjacent to 129. with a high quality modern learning 132. the St Peters Factory site. The allocation site comprises main campus environment. This has included the The development site lies in close buildings and playing fields adjacent to provision of ICT infrastructure and well- proximity to a number of undesignated open fields and flood plain (a Site of Nature equipped learning spaces, professional heritage assets. The most recent are Conservation Interest) associated with and industrial standard workshops and three WW2 pillboxes along the southern Waterside, a tributary of Wellow Brook to practical training facilities. Some £10 boundary of the site (B&NES Historic the south, existing houses on the Ding to million has been invested since 1994 to Environment Record: MBN30293 and the west, and Wells Road to the north. provide new engineering workshops, a MBN30294) and whilst these would not Construction Centre incorporating a Green be directly impacted by the development, Skills (low carbon) workshop alongside their setting may be a consideration. a Centre for Vocational Excellence in There is the historic record of a Bronze Care and new Land-based facilities for Age round barrow within the playing field Horticulture, Animal Care, Equine Studies area (MBN2232) which may not have been and Veterinary Nursing. an isolated feature as such monuments often occur in groups or in associated with earlier /later monuments. 133. Sustainability is a key corporate priority for the College; therefore redevelopment offers the opportunity for the College to showcase this aspect by delivering a 51 sustainable development in line with Core development. Geophysical survey of the Strategy Policy CP2. POLICY SSV18: site is also necessary. Vision Somer Valley Campus 5. Building scale and height should not 134. cause intrusion into long distance views Mixed use development with primarily Development Requirements and Design of the site. A landscape and visual impact education facilities and some employment Principles assessment is required. uses supporting economic regeneration 1. Provide education facility led mixed use 6. Provision of SuDs by using infiltration of the Somer Valley. New buildings will development with some employment techniques. be constructed to a high level of design uses and sustainability which will be used as an 7. Provide dark corridors to protect bat educational tool for the Construction Skills 2. Enhance the setting of the adjacent feeding and commuting routes around training programme. Conservation Area and Listed Buildings the sites perimeter 3. Retain existing trees particularly around 8. Undertake a detailed historic the boundaries and enhance this planting environment assessment, and where if appropriate necessary evaluation, in order to identify 4. A pre-determination desk-based and implement appropriate mitigation. archaeological assessment needs to be carried out to assess all previous observations in the vicinity and the likely impact of the new Placemaking Plan Policy

52 137. 138. Vision The site is bounded to the north by an area The site is of high ecological value having SSV11 – St Peter’s 139. of woodland, and to the east by residential been identified as an important post- New housing development which works development along Lincombe Road. To industrial site with particular value for bats, Factory/Cobblers in harmony with the site by incorporating the north west the site is bounded by reptiles and invertebrates. The site also multi-functional green infrastructure space commercial and industrial units and to the needs to carefully consider the relationship Way as a key component. Context south by the Waterside Valley and open between the surrounding employment countryside. The site is connected to the uses to the west, the current residential 135. wider landscape by trees and hedge area to the east, and the Waterside Valley This site was an area of former quarrying lines. In the main the site is laid to grass and open countryside to the south. and limekiln operations, and formed part and relatively level with the land dropping These considerations limit the amount of of Local Plan allocation GDS.1 NR4 for a away to the south into the valley where the development that the site can acceptably mixed use development for residential (100 boundary is bordered by a watercourse. accommodate. houses by 2011) and business uses (B1, B2 and B8) with associated site requirements. 136. The majority of the 2007 Local Plan General Development Site site gained permission in 2008 for 107 dwellings and commercial development which has since been completed. The remainder of the site gained outline permission for 81 dwellings recently (14/04003/OUT).

53 6. Retention and strengthening of tree 10. Protect minor aquifer underlying the POLICY SSV11: belts (including the row of ash trees site adjacent to the western boundary) and St Peter’s Factory site 11. Provision of SuDs by using infiltration hedgerows around the perimeter of the techniques site as commuting routes for bats, using Development Requirements and Design native species local to the area, filling in 12. Undertake a detailed historic Principles gaps where present. environment assessment, and where 1. Provide around 80 dwellings necessary evaluation, in order to identify 7. Dark corridors to be in place to protect and implement appropriate mitigation 2. Vehicular access from Cobblers Way. bat feeding and commuting routes 3. Pedestrian and cycle access from through and around the site’s perimeter. 13. Provide a Wildlife Protection, Habitat Provision and Conservation Management Lincombe Road. 8. Bat boxes to be erected within the site Scheme for the site. 4. In the southern part of the site with provision of suitable monitoring residential development is to face the 9. Refuges to be created and maintained open countryside setting of the Waterside in suitable areas on the edge of and/or Valley, with development set well back adjacent to the site for reptiles. from the plateau edge. 5. Enhancement of the Waterside stream at the southern boundary including restoration and buffering of the stream Placemaking Plan Policy channel, provision of a recreation route along the route of stream linking with existing public rights of way. Marshy grassland to be created near the stream for invertebrate habitats and an area set aside for wildflower meadow creation.

54 Local Green Space in Westfield

140. Four spaces nominated are designated as Local Green Spaces: • LGS25 Shakespeare Close • LGS26 Westfield Allotments • LGS27 Westfield Playing Field • LGS28 Westhill Recreation Ground 141. The Local Green Space Designations are shown on the map below.

55 PAULTON AND PEASEDOWN ST JOHN 142. The evolution of the village did not end Paulton is located along the west end of with the closure of the coal mines in the a long, gently undulating limestone ridge 1950s; two periods of construction in the with Peasedown St John at the eastern 1950s/60s and early 2000s involved the end. The ridge separates the Cam Brook construction of large numbers of new from the Wellow Brook and River Somer homes. The southern boundary of the valleys. village is now formed by the Peasedown by-pass. Bath Business Park is located 143. to the south east and is now nearing full The southern part of Paulton is set back occupation. from the edge of the ridge so little of the village is seen from the Somer Valley. 145. The village has spread down the gentler Both Paulton and Peasedown have northern slopes of the Cam Valley. Located accommodated large numbers of new on the lower slopes the former printing dwellings in the recent past; a recent works dominated the village and the valley planning permission for large scale landscape. Over the last few years these development at Greenlands (Peasedown) buildings have been replaced by new will add to this number in the future. housing being built by Barratt Homes and Because of this, and because additional Bovis Homes. The village is framed by greenfield sites adjoining the Somer Valley attractive countryside. The village has a settlements of Midsomer Norton, Radstock, proud coal mining and industrial heritage Westfield, Paulton and Peasedown St which is reflected in its buildings and John do not need to be allocated in the landscape. Placemaking Plan in order to meet the Core Strategy housing requirement, no 144. housing sites are identified for inclusion Peasedown is a large village located to within the Placemaking Plan. the east of Paulton, and also has a proud mining past. The main settlement is aligned along the same ridge as Paulton, which follows the line of the Fosse Way Roman Road. The small hamlet of Carlingcott existed before the large 19th century expansion when the Somerset coalfield was expanded as the Industrial Revolution increased demand for coal. By the second half of the 20th century there were at least six collieries within 3km of Peasedown St John.

57 147. SSV9 – Old Mills The land forms an important site in the Somer Valley element of the Bristol, Bath SITE Industrial Estate and Somer Valley EZ and is allocated Context primarily in order to provide a long term supply of new employment land and to 146. boost jobs in the area in light of the high ALLOCATIONS The Old Mills employment site which was levels of out-commuting. This land also allocated in the B&NES Local Plan (2007) provides the opportunity for some of the is reallocated. This site is situated to the older factories in less suitable locations west of Midsomer Norton, but falls within to relocate locally instead of leaving the Paulton Parish. The site boundary has area. The Core Strategy seeks to boost been amended from the previous Local economic growth in the Somer Valley Plan allocation to reflect land ownership, and this allocation can provide a long availability and likelihood of delivery. term supply of employment development Additional land has been included to opportunities. The site may also facilitate the west of the existing industrial estate. the relocation of a large employer within Land immediately to the west of Paulton the area. House and the former Focus DIY store has been excluded as it is not available for 148. development. The allocation forms two broad areas; firstly an extension of the existing Old Mills Industrial Estate to the south of the A362, and secondly a new industrial estate to the north of the A362.

58 149. 150. 151. 152. The northern area comprises around 11ha The southern area comprises around 4ha The sites lie in a rural, predominantly Redevelopment for industrial uses would of agricultural land located to the north of agricultural land which is immediately to agricultural valley and are visible from a bring localised increases in traffic demand of the A362. To the north of the site a the east of the existing Old Mills industrial long distance from the North, West and on the western side of Midsomer Norton. series of agricultural fields, well defined estate, south of Langley’s Lane and the South especially from the edge of Paulton 153. by hedgerows, slope upwards towards A362. The site is bounded by hedgerows and Langley Down Lane. The northern site Together, the sites form part of the Old the village of Paulton. There are a number to the north, south, east and west, with the in particular is highly visible, but both sites Mills Strategic Industrial Estate, defined in of internal hedgerows within the site Wellow Brook running along the southern are sensitively positioned in the landscape Policy ED.2A. boundary. A mixed use employment / and western boundaries. Langley’s Lane with a strong visual connection between retail development, including the former runs along the northern boundary of both sides of the valley. Focus DIY superstore, adjoins to the east, the site, and the Langley’s Lane / A362 densely enclosed by planting. The western junction lies to the northeast. The site edge of the site is bound by Old Mills Lane slopes from north to south, falling away at and surrounding farmland, with views out the northwest corner towards the Wellow towards the valley base. The A362 road Brook. The boundary features of the site borders the south of the site, with a row are of intrinsic nature conservation value, of terraced cottages linked to the former and may support protected species railway to the south west. The coal mining such as breeding birds, dormice and past is evident within the surrounding commuting/foraging bats. The majority of landscape, including the widely visible the site is in Flood Zone 1, with the Wellow and distinct conical shape of the Old Mills Brook corridor being Flood Zone 2 and 3. Batch. Development will need to respond carefully to the site’s contrasting edges. The gradient should not constrain the ability to develop the site, but it is likely to impact on the appropriate position and scale of development to ensure impact on the surrounding landscape is minimised. Additional planting and screening may also be required to help mitigate potential impacts.

59 POLICY SSV9: Additional Development Requirements Additional Development Requirements and Design Principles for the Northern and Design Principles for the Southern Old Mills Industrial Estate area area 8. Minimise and mitigate impact on 12. Access from existing Old Mills Development Requirements and Design the Batch which is identified as an Industrial Estate Principles undesignated heritage asset, a Regionally 13. Flood mitigation measures along the Important Geological Site and a Site of 1. Development of light industrial, heavy southern and western boundaries of Nature Conservation Interest industrial, warehousing (classes B1c, B2, the site, which should also incorporate B8), builders merchants and car show 9. Access from the A362 (west of ecological improvements rooms (sui generis) Langley’s Lane) and Paulton House / 14. Appropriate lighting strategy to former Focus DIY access road 2. Major landscaping in order to incorporate dark corridors to mitigate mitigate the impact on the surrounding 10. Retention and incorporation of existing impact on bats countryside and nearby residential public rights of way into the scheme properties 11. Careful consideration of the appropriate 3. Retention and enhancement of existing position and scale of development hedgerows along perimeter of site (with to ensure impact on the surrounding on-site replacement of any habitat lost in landscape is minimised accommodating the access roads). 4. Protection, diversion or undergrounding Placemaking Plan Policy of overhead electricity lines 5. Improvements to the transport network to mitigate the impact of the scheme 6. Provision of community facilities to meet the needs of workers 7. Incorporation of SuDS as part of the surface water drainage strategy 7a. Undertake a detailed historic environment assessment, and where necessary evaluation, in order to identify and implement appropriate mitigation

60 155. Local Green Space The Local Green Space Designations are 154. shown on the map below. Ten spaces nominated are designated as Local Green Spaces in Paulton: 156. Five spaces nominated are designated • Miners Welfare Recreation Ground as Local Green Spaces in Peasedown St • Wallenge Open Space John: • Memorial Park • Ecewiche Green • Car Park Wildlife Area • Eckweek Lane Play Area • Brookside • Play area and green space encircled by Frederick Avenue and Albert Avenue • Chivers’ Knoll • Land on Orchard Way between • Cemetery Frenchfield Road and Russett Way • Allotments • Beacon Field Public Open Space • Boxberry Hill Spoil Tip 157. • Paulton Paddock The Local Green Space Designations are shown on the map below.

61 INFRASTRUCTURE 158. 159. 161. The key infrastructure requirements for In addition to the key infrastructure Delivery Delivery of the strategy and infrastructure the Somer Valley as identified in the requirements, desirable infrastructure 160. required to support it will be facilitated B&NES Infrastructure Delivery Programme items that the Council will seek include: The main sources of public sector by the planning framework summarised (IDP) are summarised in Table 7, these funding to help support the delivery of below: • Smarter Choices Measures, which could are supplemented by District-wide infrastructure and the strategy itself are as include: • Planning Obligations SPD infrastructure requirements. The IDP follows: also contains a number of desirable – Travel Plans – new development to be • West of England Partnership Single • Placemaking Plan infrastructure items (see paragraph 4.25). required to contribute to improvements Conversation: West of England Delivery • Community Infrastructure Levy Infrastructure planning involves an ongoing identified by School Travel Plans and infrastructure investment plan. process of dialogue and communication • Midsomer Norton Town Centre Economic – Community Transport e.g. Ring and Ride Some £7.7 m of public investment by with infrastructure providers and as further Regeneration Delivery Plan which will services 2015 is included in the plan to enable evidence is developed and future funding the regeneration of brownfield sites in form a basis for bids to national and is secured additional items may be added – Encouraging car sharing e.g. via car the town centres and to bring forward sub-regional funds (for example the to the IDP or their status may be upgraded clubs employment land in the Somer Valley West of England Local Investment Plan) or altered. that may become available to support – Working from Home area. development and enable the Council • Highway network improvements to • The ‘place based’ public investment to maximise the potential of its physical Midsomer Norton & Radstock. priority through the West of England assets. Delivery and Infrastructure Plan is • Town centre public realm improvements intended to offer benefits in terms of • Radstock and Westfield Economic Plan in Midsomer Norton and Radstock. ‘Improving local communities’ in the 162. • Improved Cycle links and Green Somer Valley area. The Council will work in partnership Infrastructure. • ‘Big Local Trust’ Lottery fund for Radstock with adjoining authorities and the different landowners to ensure that • Proposed Town Park in Midsomer Norton. and Westfield: The local funding schemes will enable people to make their the regeneration of the town centre is communities better places to live in, now comprehensive and conforms to the future and in the future. Masterplan to avoid further piecemeal development. • HCA Rural Masterplan Fund.

63 Table 1 Summary of Key Infrastructure in the Somer Valley

IDP Ref Key infrastructure item Phasing Cost Funding & Delivery

MNRI.1 Public Investment for Site 2010–2015 £7.7m Homes & Communities preparation and planning Agency Funding through including site specific the West infrastructure. of England Single Conversation: West of England Delivery & Infrastructure Plan

MNRI.2 Part of Greater Bristol Bus 2006–2011/12 £70m (at 2006 prices) West of England Network Major Scheme for overall project Authorities, First Group, A37 Bristol DfT. to Midsomer Norton and Bath and Bath to Midsomer Norton and Radstock

MNRI.3 Site Base infrastructure 2010 onwards Under investigation HCA Rural Masterplanning requirements for Old Mills II fund – Investigative site infrastructure work being undertaken