1 Introduction

Why are we here?

We want to share our emerging plans for South , understand what issues are important to you, and your views on the initial plans for this area. This will help us take local opinions into account as the project progresses.

Land Value Alliances (LVA) and a Landowner Consortium are seeking to deliver a mixed-use development to the south of Frome known as Selwood Garden Village (SGV). The first phase will deliver a mixed-use development, including around 1,500 new homes, employment land and a local centre which will include social infrastructure and a local community hub.

Who are we?

LVA are a market leading business in the strategic land and planning promotion sector. Our portfolio consists of over 60 projects throughout the UK including one of the first Zero Carbon schemes in the region.

During the planning process we positively engage with planning authorities, Parish and Town Councils, communities, consultees and developers. We believe in forming co-operative relationships between all the stakeholders.

We believe that our approach of creating working ‘alliances’ leads to better development. We engage with the community and their representatives in the planning phase. We work together in producing the right development sites in the right locations and the right form of development.

Our aim is to meet and listen to the community and its representatives whether in the planning offices, Parish / Town Councils, neighbourhood planning committees or in open public consultations.

We believe in trying to establish and agree the community benefits which flow from suitable sustainable development. We believe that funding which flows from any S106 or CIL contribution should as far as possible be directed towards local needs of the people within or connected to the settlement.

As a promoter , LVA seek to secure well thought our planning permissions and sets a range of deliverable parameters,, which future developers would need to adhere to. LVA will retain a role throughout the project to ensure the delivery of the site wide infrastructure and to ensure the housebuilders and developers comply with the overarching principals and parameters that we are looking to establish.

This ensures that that the parameters and benefits we agree are deliverable and therefore delivered, thereby producing a highly sustainable and attractive development.

Selwood Garden Village LAND VALUE ALLIANCES 2 Why is more housing needed?

National Context The situation in Mendip Why are new homes needed in Frome?

There is a well-publicised housing crisis that is affecting the UK at the The main policy document that guides development, in Mendip is the Local Plan, Council will need to allocate land to provide the 3,000+ new current time with an estimated 8.4 million people in England currently living which is split into two parts: homes needed in the most sustainable locations. in an unaffordable, insecure or unsuitable home (source: National Housing Federation). In addition, homelessness also continues to rise significantly. • The Local Plan Part 1 (LPP1) was adopted on 15 December 2014. It Frome has the largest population of all of Mendip’s Town’s but over recent sets out the overall district housing targets and allocates large strategic years, housing delivery has not been proportionate to Frome’s size, as this table sites for development (such as the Saxonvale site); and illustrates. Connected research by Herriott-Watt University has estimated that: • The Local Plan Part 2 (LPP2) which allocates additional development HOUSING sites (such as the Little Keyford Lane sites being taken forward by POPULATION % OF MAIN % of HOUSING TOWN COMPLETIONS Wainhomes and David Wilson Homes) and has recently been through an (2011) TOWNS COMPLETIONS OVERCROWDING 2007-17 3.6 million people are living in an overcrowded home; Examination process and is close to being adopted. Frome 26,223 38.6% 1,060 29.2%

UNAFFORDABLE Central Government requires that Local Plans are reviewed every 5 years, and 8,943 13.2% 617 17.0% 2.5 million are unable to afford their rent or mortgage; this means that from 15 December 2019 (i.e. this year), the Local Plan Part 1 will 10,374 15.3% 700 19.3% be “out of date” and the current housing target for the district will no longer be HIDDEN HOUSEHOLDS fully valid. To address this, Mendip District Council has committed to undertaking Street 11,820 17.4% 742 20.5% a Local Plan Review and work on this is due to start next year. 2.5 million are in “hidden households”, they cannot afford to move out Wells 10,556 15.5% 508 14.0% of (i.e. house shares, adults living with their parents, or people living with Total 67,916 100% 3,627 100% an ex-partner); A “standard method” for calculating housing need has been introduced since Mendip adopted its ‘Part 1’ Plan. Applying this will mean that Mendip District UNSUITABLE HOUSING Council’s minimum housing target will increase from 420 Given this previous imbalance, the fact that Frome offers the only Train station in Mendip, and the Town has good links to nearby employment hubs of Bristol and 1.7 million are in unsuitable housing (i.e. older people in homes they dwellings a year to 588 dwellings a year. So, over the next 20 years Bath, the large-scale strategic growth in Frome is a logical option. cannot move around easily, or families with no outside space); Mendip will need to find land for3,360 more homes than it has currently planned for. House prices have increased rapidly in Frome in recent years as the table below POOR QUALITY demonstrates, with inflation rapidly outstripping house price increases elsewhere 1.4 million are in poor quality homes; and in the district. This demonstrates that the demand for housing in Mendip is This means, that in effect, on the 15th December 2019, Mendip will no longer focused on Frome and therefore supply needs to be increased here to meet this be able to demonstrate what is known as a “five-year housing land supply”. This increased demand. HOMELESSNESS means that after the 15th December 2019, the council will find 400,000 are homeless or at risk of homelessness - including people it difficult to resist applications for piecemeal development sleeping rough, living in homeless shelters, temporary accommodation across the district. This will be a particular problem for Frome, where there REAL HOUSE PRICE or sofa-surfing. is good access to jobs, services and public transport links, which make housing TOWN developments more compelling. INFLATION / DEFLATION

Piecemeal development usually occurs on a ‘field by field’ basis with little To combat these significant social problems, all major political parties accept thought given to wider infrastructure, such as new roads and ecological Frome 16% that the speed of housing delivery must change. The previous Conservative improvements, which puts pressure on existing roads and biodiversity and offer Government was targeting the delivery of 300,000 homes a year by the mid- little in the way of community benefits. 2020’s to address this acute issue. Shepton Mallet -10%

This will represent a significant step change in delivery from the last two years, We are proposing a comprehensively planned development which Wells -10% with only 241,130 new homes delivered in England in 2018/19 and 222,190 in will deliver extensive infrastructure (such as new roads, a local centre, open 2017/18. It is therefore clear that more homes need to be delivered in the UK. space, a new school etc.) that would benefit not just new occupants, Glastonbury -14% but also existing residents of the town. We strongly believe this is a better approach than piecemeal development in various locations that don’t provide a joined-up approach to infrastructure deliver. Street -8%

Selwood Garden Village LAND VALUE ALLIANCES 3 Why South Frome?

It is clear that as part of the Local Plan Review, Frome will need to accommodate a significant level of housing growth. We estimate that a site, or sites for around BUCKLAND 2,000 new homes, will need to be identified to meet demand. DINHAM Orchardleigh Estate

There are two options for how this can be achieved, either a wider range of smaller sites, or by focusing on a large strategic scale site. We consider that A362 the latter option is the most appropriate, as it allows for wider infrastructure Constrained access road to improvements to be provided in a logical and phased way. north of town

Sewage Consideration then needs to be given to where the most appropriate location for treatment plant Avoiding impacts buffer zone on as such growth should be. The plan shows what constraints have been taken into a separate village account when making this assessment. A36

In respect to the land south of the town it was determined that while topography, green infrastructure and the floodplain in its south eastern extents needed careful consideration, it was the most unconstrained area when Railway provides access to London compared to the alternatives. Bristol and Bath

A361 Whatcombe Fields purchased by community and FTC to prevent Railway provides development. barrier to FROME expansion. TOWN CHAMPMANSLADE CENTRE

Good access to

train station from

Ridge-line

south Frome

escarpment to

west of town

Proposed CORSLEY Site for SGV HEATH

Railway and bypass to south of town forms A361 natural limit to Flood Plan expansion.

Marston Estate

Site has good access to bypass and A36 without impact on road network within the town

e n i L

y a

w l i a R

Longleat Estate

Selwood Garden Village LAND VALUE ALLIANCES 4 Vision

Wellbeing Sustainability Prosperity

A Positive Contribution to Frome Exemplar Sustainability Assist in Addressing the Housing Crisis

The Selwood Garden Village proposals will incorporate sufficient infrastructure In the context of global climate change, many communities including Frome To provide sufficient homes to meet the needs of the local community. In the to ensure it does not place an unsustainable burden upon the existing Town Council are declaring a climate emergency. New development must be as context of Mendip, this is to address a potentially significant shortfall in housing infrastructure (i.e. in terms of roads, schools, parks, healthcare etc.) in the Town. sustainable and energy efficient as possible to reduce negative impacts for future supply which will come into effect with the expiry of the Local Plan in December Where possible infrastructure delivery will be planned and programmed to offer generations. 2019. wider benefits to the Town as a whole. A Comprehensive Plan Affordable Housing Improved Access for All To provide a strategic plan for the future growth of Frome which incorporates Frome has recently experienced high levels of house-price inflation, but this is Our access proposals will not only meet the needs to the new residents. The infrastructure, green-space and facilities that smaller ‘piecemeal’ developments leading to it being unaffordable for many. Larger development is able to offer new and upgraded infrastructure will improve walking and cycling routes into in the town has been unable to provide. Selwood Garden Village would be greater levels of affordable housing through a range of types and tenures as the the town and to other key destinations, improve access to the train station, delivered over a longer period of time and provide more benefits overall when cost of infrastructure can be spread across a greater quantum of housing. improve bus connectivity around the town/ local facilities, and improve vehicular compared to smaller uncoordinated developments. access from the south of the Town to the bypass – thereby alleviating pressure To Improve Employment Opportunities on the town centre. Green Infrastructure Strategic planning enables this project to deliver larger areas of employment Aspirational Urban Design Providing green infrastructure that manages and reduces flooding across the land and mixed-use development within a walkable distance of housing, to site whilst provides parks, recreation, allotments and wildlife habitats that are support a prosperous local economy by retaining existing businesses in the town To create well designed and attractive streets and neighbourhoods with good dispersed across the site and easily accessible to all residents. and attracting new ones into it, thereby reducing outward commuting. access to parks and play-space, which support the development of vibrant and inclusive communities. Particular care is required to prioritise active travel (pedestrians and cyclists) and to incorporate cars into development in a way that makes streets safe and more child friendly.

Selwood Garden Village LAND VALUE ALLIANCES 5 Technical Assessments

Technical assessments have been undertaken to identify the constraints and opportunities that effect the wider site and to assist in the practicalities of the development proposed.

Landscape Assessment Trees and Hedges

A strategic assessment has been made of the existing landscape and how a The concept design has been informed by a full British Standard tree survey development of this type and scale might affect the site and surrounding area. (BS 5837) and the design seeks to retain the best trees and hedgerows. This This followed the industry standard that includes the character of the landscape survey includes an assessment of the condition and quality of both the trees itself and its visual value. The visual value includes views from within the site and and hedges across the entire site. Trees of particular interest include 6 veteran back towards the site. trees and a number of significant trees that are identified for retention.

Viewpoints that were reviewed are shown on the plan opposite with viewpoint 6 The outline planning application will be accompanied by an arboricultural shown below which is from Little Keyford Lane. impact assessment and tree protection plan. Some trees and hedges will need to be removed to enable the development, but their loss will be compensated The initial and over arching emerging masterplan will, in due course, be by extensive new tree and hedge row planting in suitable locations around refined into a more detailed framework masterplan. At that time, a robust the site. and comprehensive Landscape and Visual Impact Assessment study will be undertaken to support a future planning application for the site.

Blackdog woods Vallis Valley

Thickthorn Horley

Highwood Longleat Landform & Topography Local Landscape Assets Viewpoint Location Plan Veteran Trees to be retained and protected

View from out Lower Grange Farm Little Keyford Lane (Outside bypass) showing fringes of Frome Converted to Greenway

Selwood Garden Village LAND VALUE ALLIANCES 6 Technical Assessments

Ecology Heritage

A series of ecological surveys have been performed and are ongoing A heritage specialist has examined the site, nearby Listed Buildings and the These have identified that the majority of on-site habitats are of low historical records of the area. This work found that the area had low to ecological value, being heavily influenced by intensive agricultural moderate potential for buried archaeology but nothing that would preclude practices development subject to further investigation that would occur to support a planning application. The proposals therefore provide the opportunity to create new and improved habitats, the focus of these would be alongside the Of 12 designated heritage assets (Listed Buildings for example) within or near river Frome which would be made publicly accessible as part of a to the site, only 5 were considered to have the potential to be affected by the country park. proposals: Marston House, Nos. 8 & 9 Little Keyford Lane, Keyford House (and associated designated heritage assets), 11 & 11a Little Keyford Lane and A network of retained hedgerows and new green corridors would the setting of Marston House Registered Park. also be designed to provide additional ecological habitat for a range of wildlife and these areas will form a green spine through Further analysis of these assets suggests that with sensitive design any impact the development, linking the various green spaces proposed and on them would not be so significant as to preclude development of the SGV. providing linkages out to the wider countryside beyond the site. River corridor to be protected SELLWOOD GARDEN VILLAGE and enhanced as ecological asset Ecological Constraints Plan

a network of green infrastructure and retained hedgerows would be designed to provide enhanced habitat for bats and other wildlife

pond screened for great crested newts in 2018 confirming absence with other a series of surveys have been performed to ponds in vicinity not considered suitable ascertain the value of the site for wildlife which for this protected species include bats, reptiles and hazel dormice

Sample wildlife corridor a section of ditch is recognised for its invertebrate interest and to be incorporated into would be retained and enhanced proposals.

river frome provides an important corridor for local wildlife and this habitat would benefit from enhancement and allowing access as part of a country park

Designated sites and monuments (1km bat roost within study area) farmhouse/adjoining barn

substantial areas for new species-rich CLIENT: - the majority of hedgerows and ditches that grassland and other ecological habitats define the field boundaries (shown green and (shaded green) which would form part of a REF: 1162 country park either side of the river frome blue) are not particularly valuble in their current REV: v1 state., being intensively managed and made up of only a low number of species. these features DATE: 02.12.19 would be integrated within green infrastructure majority of other habitats within site comprise intensively EcologySCALE: constraintsnts and managed as part of wildlife corridors managed agricultural land of limited ecological value showing summary of surveysnorth and strategies

© Grass Roots Ecology Ltd

T: 01386 700072 | E: [email protected] | W: www.grassroots-ecology.co.uk

Selwood Garden Village LAND VALUE ALLIANCES 7 Flood Risk & Drainage

Flood Risk Sustainable Drainage System (SuDS)

Flood Risk and Drainage specialists have been working with the design team to help define a sympathetic proposal, which will ensure no adverse impact on the local Sustainable Drainage Systems (SuDS) will be provided to manage surface water flood risk mechanism and offer significant opportunity for wider benefits. runoff from developed parts of the site. These features will replicate the existing greenfield drainage regime and ensure the risk of flooding to the site and elsewhere is not increased; in fact we would be seeking to reduce existing flow rates were possible.

In addition to their drainage function, SuDS will be designed to offer significant community, environmental, water quality and ecological benefits.

Foul water (sewerage) will be disposed to a public sewer and will be the responsibility of Wessex Water as the statutory sewerage undertaker. We have been liaising with them to establish the options for this.

Example of SuDS installation at Norton St Phillip incorporating wildlife and recreation areas

According to the Environment Agency Flood Map for Planning, the majority of the site is shown to be within Flood Zone 1 which is the lowest classification of flood risk from river sources.

Smaller scale surface water flow paths have been identified across the site, which are typically associated with the ditch network. These will be managed through various watercourse improvements, to create a series of wetland areas, which will offer benefits in terms of the speed of discharge and water quality Further examples of exemplary sustainable drainage discharged from the site.

Selwood Garden Village LAND VALUE ALLIANCES 8 Highways & Access Constraints

Existing Proposals for Development Potential Traffic Impacts of Existing Plan Can Piecemeal Development Mitigate Impacts of

The Mendip Local Plan (LPP1 and LPP2) allocates development to meet housing LPP1 and 2 without Comprehensive Planning? needs up to 2029. The following plan shows sites that are either approved under Part 1 or likely to be approved under Part 2. An increase in traffic of up to 51% across the southern part of the town, We have analysed where improvements could be made to mitigate the impacts. as result of existing allocated sites, will result in increased congestion and However these options are limited and are likely to result in the displacement or As we have set out these existing planned housing requirements are due to be delay at key junctions and on some roads, as the graph below shows. re-routing of traffic as follows: reviewed and a further significant uplift is likely to be required. Improvement Junction Improvements Morning (peak) Afternoon (peak) Gorehedge - Traffic Signals Local Plan Part 1 Site Possible Bath Street - Traffic Signals • Saxonvale-300 homes plus employment Junction performing Existing junctions constrained by land Local Plan Part 1 Site well Improvement • Caxton Road-160 Wallbridge, Portway and Beehive homes consented Unlikely Junction performing badly Other The Butts (shuttle working) Blatchbridge (narrow & 7.5t weight limit) Highways Rodden Down (poor safety record)

Local Plan Part 2 Sites Local Plan Part 1 Site Wallbridge Issues • 510 homes plus 5.96ha • Southfield - 245 homes of employment remaining to be built 2019 2029 2029 2019 2029 2029 Portway LPP1 LPP2 LPP1 LPP2 Gorehedge Sites Sites Sites Sites Bath Street Keyford

The Problems of Piecemeal Development

Piecemeal development (such as that at Southfield, Wallbridge and Caxton Road) have a track record of failing to deliver the wider infrastructure that is required to properly mitigate the impacts associated with development, such as increases in traffic on local roads. This is because: LPP 1 LPP 2 Based on LPP1 allocations alone, • A site by site approach is taken 22% Growth 51% Growth there is a projected 22% growth in • Individually for each site, infrastructure may not be affordable or traffic in Frome. deliverable

With LPP2 included • Pooling of developer contributions delays infrastructure until the final site this figure increases is developed to 51% (including natural traffic • Affordability of infrastructure will reduce affordable housing provision growth in this period). • It frustrates and prejudices the ability to deliver future infrastructure

Piecemeal Without appropriate mitigation (that piecemeal development fails to deliver) development this will create some unacceptable impacts on the existing road network. will never deliver A comprehensive approach to town road infrastructure is therefore required to infrastructure address these issues. improvements required to accommodate 2019 2029 2019 2029 this level of traffic increase.

Selwood Garden Village LAND VALUE ALLIANCES 9 Highways & Access Strategies

Active Travel Road Infrastructure New and Upgraded Bus Services

New walk and cycle routes will be created alongside the main road routes It is proposed to build a new spine road linking south Frome and the radiating outwards from the Local Centre / Hub Additional routes will be proposed development to the bypass. This road will alleviate pressure on In partnership with local bus operators a comprehensive review of existing integrated into the built-up areas linking them together and to adjacent areas. the following key roads and junctions, by providing a more convenient link bus services will be undertaken and new and upgraded services proposed. to the bypass and beyond for existing and new residents of South Frome. The Local Centre/ Hub will be a focal point for active travel with car and bike • The Butts It is envisaged that all bus services will converge on the Local Centre Hub share facilities and a community cycle concierge service (cycle parking, servicing • Portway and pass through the development along a number of key routes, placing and repairs) provided here. • Beehive all areas within easy walking distance of a high-quality bus service. • Wallbridge Existing lanes will be declassified to ‘greenlane’ status encouraging cycling and • B3092 Blatchbridge It is hoped that existing bus services can be upgraded to the benefit of all walking. Leisure routes for walking and cycling to the proposed Country Park users with increased frequencies, earlier starts and later finishes, and more and surrounding countryside will be provided. The new spine road will connect to the bypass at a new roundabout convenient routes. junction. New roads linking to the west and east will connect the development together and to the surrounding areas. Discussions with GWR are taking place to explore upgrading of passenger facilities at Frome station to make rail a more attractive travel option.

Potential Bus service Alterations being Considered Frome - Shepton Mallet Service Frome - Bath Service Frome - Town Circular Service

Selwood Garden Village LAND VALUE ALLIANCES 10 Site Constraints & Opportunities

Selwood Garden Village LAND VALUE ALLIANCES PB 11 What kind of development would we like to create for Frome?

We have prepared an initial concept plan, which gives an indication of the road layout and the various land uses. This is the first stage in an emerging process and we would welcome your thoughts on this and how it could be improved.

Assist in Addressing the Housing Crisis • Around 1,500 new homes. • Affordable Housing of various sizes and tenure • Capacity for additional housing in a further phase to suit demand.

A Comprehensive Plan • New road junctions from Marston Road and the Bypass • A new spine road to providing linkages. • Measures that will reduce pressure on existing junctions within the town.

Positive Contribution to Selwood and Frome • High quality architectural styles, including both traditional and modern; • A community centre to provide local facilities that will serve the development, but not of a scale that would compete with the existing vibrant town centre (of a scale such as Badcox). • Listed buildings given careful consideration to protect their settings. • Retaining as many trees and hedges as possible and planting new.

Improved Access for All • Attractive north-south and east-west roads for improved access to the bypass for both existing and new residents; • Existing lanes downgraded to ‘Greenways’ - cycle and pedestrian routes (with access maintained for existing residents). • A network of footpaths for walking and cycling, integrated with existing rights of way and the Greenways.

Aspirational Urban Design • A network of green space connected with the river corridor. • Key views incorporated into green spaces where possible. • Exemplar street layouts and designs. • Increasing density at the centre and junctions for community cohesion, access to sustainable transport and retail viability.

Exemplar Sustainability • Locating new housing in Mendip in the only town with a train station. • Opportunity for incorporation of community heat networks and renewable energy production. • Existing rainwater flow paths and new drainage designed to suit today and the future changing climate. • Parcels of highly energy efficient ‘vanguard’ housing which may include Zero Carbon homes where possible. • New parkland areas with a variety of habitats and green corridors through the site to minimise impacts on ecology and biodiversity;

To Improve Employment Opportunities • New employment land with direct links to the A361 that is commercially attractive drawing traffic away from problematic junctions within the Town itself. • Opportunities for a variety of employment uses within the centre of the development, e.g. Offices, Care Homes, Retail etc.

Key

Selwood Garden Village LAND VALUE ALLIANCES 12 How will the proposed development benefit Frome?

Infrastructure Benefits Economic benefits

Development provides jobs in construction both directly on site and in the supply chain. It would be expected that between 100-150 homes would be As part of the development, new facilities and services will be provided, delivered on the site per year. National statistics compiled by the House Building and the scale of development proposed will allow for these to be of a more Federation, suggest that this would create between 150-225 full-time jobs ambitious scale when compared to a piecemeal development approach. directly on site and a further 90-135 jobs in the supply chain.

Unfortunately, it may not be possible to provide all of the facilities that Therefore, we estimate that the development would provide between 240-360 could be seen as needed by a large local community such as Frome. full-time jobs in construction over a 10-15 year period. We would therefore like to understand what is most important to the community so we can prioritise these in the emerging proposals. Employment land, suitable for range of businesses is currently proposed as part of the SGV. We already know of local businesses who are keen to stay within We have considered what we think is essential to support the development, Frome but need larger premises that are not currently available in the Town. which must be included in the emerging proposals, along with other items We know that existing employment areas, including the recently constructed that are not essential but may well be desirable to the local community as Commerce Park have very low rates of vacancy, which means that any new follows: companies wanting to be located within Frome are unlikely to find suitable premises and may need to go elsewhere.

The development will bring significant inward investment into the Town and ESSENTIAL DESIRABLE provide both short/medium, and longer term, employment opportunities. Currently, it is estimated that the development will deliver circa 1283 jobs in Infant / Junior or Primary School Post-16 Education Provision addition to those provided in construction. Recent development of work-hub at Marston Trading Estate

Affordable Housing Nursery / pre-school provision Estimated Number Flood Mitigation (Sustainable Employment Type of Full Time Jobs Train Station Enhancements Drainage Infrastructure) to be Created

Sustainable travel: Electric Car Charging Points/Pedestrian and Office 333 Health Centre / GP surgery cycle routes and cycle parking/storage. Light Industrial 319 Improvements to Existing Road Sustainable Travel: Car and Bike Clubs Junctions (possibly electric in both respects) General Industrial 417

Allotments NHS Dentist Warehousing 214

Indoor sports provision e.g. sports hall, Total 1283 Open Space (Green Infrastructure) swimming pool etc.

Facilities to promote health and wellbeing including parks, play areas, Libraries & Information Services trim-trails, circular walks, viewing areas etc

Sports Pitches / Multi Use Games Social Housing Areas

Public Transport improvements e.g. Improved pedestrian and cycle links to New Bus Routes. train station.

Community Facilities, e.g. Youth Services.

Local employment, skills and enterprise benefits. Concept plan identifying potential employment areas.

Selwood Garden Village LAND VALUE ALLIANCES 13 Project Timeline

We illustrate the currently anticipated time-frames for the proposed development, this may change but we wanted to give the community an understanding of this:

Selwood Garden Village LAND VALUE ALLIANCES