C O N T E N T S

Chapter Page

1. Introduction ...... 1

2. Strategy...... 5

Aims and Objectives ...... 5 Strategy...... 6 S1 General Requirements ...... 12 S2 Design ...... 15 S3 Mixed-use developments ...... 16 S4 Rural Centres ...... 18 S5 Villages...... 18 S6 Cotford St Luke New Village ...... 19 S7 Outside Settlements ...... 19 S8 Best and Most Versatile Agricultural Land...... 20 S9 Taunton Town Centre...... 21

3. Housing ...... 22

Housing Requirement ...... 22 H1 Phasing Strategy ...... 26 H2 Housing within Classified Settlements...... 27 H3 Residential Conversions in Town Centres...... 30 H4 Self-contained Accommodation...... 30 H5 Non-self-contained Accommodation...... 31 H6 Town Centre Housing...... 32 H7 Conversion of Rural Buildings ...... 32 H8 Replacement Dwellings Outside Settlements...... 33 H9 Affordable Housing within General Market Housing...... 36 H10 Affordable Housing Targets...... 36 H11 Rural Local Needs Housing...... 38 H12 Agricultural or Forestry Workers...... 39 H13 Agricultural or Forestry Workers...... 39 H14 Gypsy and Traveller Sites ...... 40 H15 Sites for Travelling Show People...... 41 H16 Residential Care Homes ...... 42 H17 Extensions to Dwellings ...... 42 H18 Ancillary Accommodation ...... 42 H19 Designing Out Crime ...... 43

4. Economy ...... 44

Industry ...... 45 EC1 Employment Development ...... 46 EC2 Expansion of Existing Firms on Land Subject to Restrictive Policies...... 47 EC3 Extension of Existing Employment Sites ...... 47 EC4 Working from Home ...... 48 EC5 Disused Airfield, Culmhead ...... 48 EC6 Conversion of Rural Buildings ...... 49 EC7 Rural Employment Proposals...... 50 EC8 Farm Diversification...... 51 EC9 Loss of Employment Land...... 51

(i) EC10 Accessibility of New Development ...... 58 EC11 Local Service Provision ...... 59 EC12 Major Proposals for Retail Development...... 61 EC13 Restrictions on Unit Size and Range of Goods Sold...... 63 EC14 Modernisation of Floorspace ...... 64 EC15 Associated Settlements/Rural Centres/Villages ...... 64 EC16 New and Altered Shop Fronts ...... 66 EC17 Shop Front Security...... 66 EC18 Upper Floors of Shops ...... 67 EC19 Farm Shops...... 67 EC20 Garden Centres...... 68 EC21 Tourist and Recreational Development ...... 69 EC22 Land West of Bishops Lydeard Station ...... 70 EC23 Tourist Accommodation...... 71 EC24 Caravans and Holiday Chalets...... 71 EC25 Touring Caravans and Camping Sites ...... 72 EC26 Outdoor Advertisements and Signs...... 72

5. Movement ...... 74

M1 Non-residential Developments ...... 75 M2 Non-residential Car Parking Outside Taunton and Wellington...... 75 M3 Non-residential Development and Transport Provision...... 76 M4 Residential Parking Provision...... 80 M5 Cycling...... 81 M6 Traffic Calming ...... 82

6. Community ...... 83

C1 Education Provision for New Housing ...... 83 C2 Reserved School Sites ...... 85 C3 Protection of Recreational Open Space ...... 85 C4 Standards of Provision of Recreational Open Space ...... 86 C5 Sports Centres ...... 90 C6 Public Rights of Way ...... 91 C7 Blackdown Hills Ridge Route ...... 91 C8 Development Affecting Disused Railway Tracks and Canals...... 92 C9 Horse Riding and Riding Establishments ...... 92 C10 Golf...... 92 C11 Power Lines...... 93 C12 Renewable Energy ...... 94 C13 Wind Turbines ...... 94 C14 Large Telecommunications Masts...... 95 C15 Satellite Antennae ...... 96 C16 Utility Developments...... 96

7. Environment and Conservation...... 97

EN1 Wildlife Sites of International Importance ...... 97 EN2 Sites of Special Scientific Interest ...... 97 EN3 Local Wildlife and Geological Interests...... 98 EN4 Wildlife in Buildings to be Converted or Demolished...... 99 EN5 Protected Species ...... 100 EN6 Protection of Trees, Woodlands, Orchards and Hedgerows ...... 101 EN7 Ancient Woodlands ...... 102

(ii) EN8 Trees in and around Settlements ...... 102 EN9 Tree Planting ...... 102 EN10 Areas of Outstanding Natural Beauty...... 102 EN11 Special Landscape Features...... 103 EN12 Landscape Character Areas...... 104 EN13 Green Wedges ...... 108 EN14 Conservation Areas...... 110 EN15 Demolition Affecting Conservation Areas...... 110 EN16 Listed Buildings ...... 111 EN17 Changes to Listed Buildings...... 112 EN18 Demolition of Listed Buildings ...... 112 EN19 Recording of Listed Buildings Affected by Development...... 113 EN20 Parks and Gardens of Special Historic Interest...... 113 EN21 Nationally Important Archaeological Remains ...... 114 EN22 Development Affecting Sites of County Archaeological Importance ...... 114 EN23 Areas of High Archaeological Potential ...... 115 EN24 Urban Open Space ...... 115 EN25 The Water Environment ...... 116 EN26 Water Resources...... 117 EN27 Water Source Protection Areas...... 117 EN28 Development and Flood Risk ...... 118 EN29 Flooding due to Development ...... 120 EN30 Hazardous substances...... 121 EN31 Developments near to Sites where Hazardous Substances are Used..... 122 EN32 Contaminated Land ...... 122 EN33 Building Waste ...... 122 EN34 Control of External Lighting ...... 123

8. Taunton and Associated Settlements ...... 124

T1 Extent of Taunton ...... 124 T2 Tangier Major Development Site...... 128 T3 Firepool Major Development Site ...... 137 T4 Norton Fitzwarren Major Development Site...... 148 T5 Housing Allocations (Norton Fitzwarren)...... 154 T6 Employment Allocations (Norton Fitzwarren) ...... 156 T7 Community Developments (Norton Fitzwarren) ...... 156 T8 Monkton Heathfield Major Development Site ...... 158 T9 Mixed-use Development Allocation (Monkton Heathfield)...... 161 T10 Housing Allocation (Aginghill’s Farm, Monkton Heathfield)...... 162 T11 Employment Allocation (Monkton Heathfield)...... 163 T12 Community Developments (Monkton Heathfield)...... 163 T13 East of Silk Mills Lane Housing Allocation ...... 164 T14 Priorswood Road Mixed-use Redevelopment Allocation...... 166 T15 Taunton Small Residential Allocations ...... 167 T16 East of Crown Industrial Estate Employment Allocation...... 171 T17 South of Priorswood Concrete Works Employment Allocation...... 172 T18 West of Courtlands Farm Employment Allocation...... 172 T19 Primary Shopping Area ...... 174 T20 Restrictions on Change of Use from Class A3 ...... 176 T21 Secondary Shopping Areas...... 176 T22 Diversity in the Town Centre ...... 177 T23 The Crescent Town Centre Redevelopment Site...... 178 T24 Wood Street Town Centre Redevelopment Site...... 181 T25 Vitality and Viability of Defined Local Shopping Centres...... 183

(iii) T26 Development Hindering Transport Policies ...... 185 T27 Bus Facilities Provision ...... 185 T28 Park and Ride Sites...... 186 T29 Bus Services from New Housing Developments...... 186 T30 Walking Encouragement ...... 187 T31 Pedestrian Priority Measures ...... 187 T32 Highways...... 188 T33 Taunton’s Skyline ...... 192 T34 Approach Routes to Taunton ...... 192 T35 North Taunton School Sports and Leisure Centre...... 193 T36 Blackbrook Recreational Open Space ...... 193 T37 Priorswood Landfill Site...... 193 T38 Maidenbrook Playing Field Allocation ...... 194

9. Wellington and Associated Settlements...... 195

W1 Extent of Wellington ...... 195 W2 Tonedale Mill Mixed-use Allocation...... 197 W3 Cades Farm Housing Allocation...... 200 W4 Chelston House Farm Employment Allocation...... 203 W5 Chelston Business Park Employment Allocation...... 204 W6 Milverton Road Employment Allocation...... 204 W7 Primary Shopping Area ...... 206 W8 Restrictions on Change of Use from Class A3 ...... 208 W9 Secondary Shopping Areas...... 208 W10 Complementary Uses within the Town Centre ...... 209 W11 Town Centre Redevelopment Sites...... 210 W12 Office Development...... 214 W13 Retention of Existing Burgage Patterns ...... 215 W14 Landscape Setting of Approach Roads...... 216 W15 Sewage Treatment Works Extension ...... 216

10. Bishops Lydeard ...... 217

BL1 Gore Farm Housing Allocation ...... 217 BL2 New Housing Development...... 218 BL3 Open Areas to be Protected...... 218 BL4 Areas of Environmental Importance ...... 218

11. Corfe ...... 220

CO1 Corfe Farm Housing Allocation...... 220 CO2 New Housing Development Restrictions ...... 220

12. Cotford St Luke ...... 221

TV1 Housing Capacity of Cotford St Luke New Village ...... 221

13. Creech St Michael and Creech Heathfield ...... 222

CM1 Hyde Lane Housing Allocation ...... 223 CM2 New Housing Development Restrictions ...... 224

(iv) 14. Hatch Beauchamp...... 225

HB1 Land West of Station Road Housing Allocation...... 225 HB2 Protection of Character and Setting of Neroche View...... 225

15. Henlade ...... 226 HE1 East of Henlade Concrete Works Employment Allocation...... 226

16. Kingston St Mary...... 228

KM1 Hill Farm Housing Allocation ...... 228 KM2 New Housing Development Restrictions ...... 230

17. Oake ...... 231

OK1 East of Saxon Close Housing Allocation ...... 231 OK2 New Housing Development Restrictions ...... 231

18. Wiveliscombe ...... 232

WV1 North of Style Road Housing Allocation ...... 232 WV2 New Housing Development Restrictions ...... 234 WV3 South of Taunton Road Employment Allocation...... 234 WV4 Shopping and Services ...... 235

19. Villages with no allocations ...... 236

Ashbrittle ...... 236 Ash Priors...... 236 Bishopswood...... 237 Blagdon Hill ...... 237 Bradford on Tone ...... 237 Burrowbridge...... 237 Cheddon Fitzpaine ...... 238 Churchinford...... 238 Combe Florey...... 238 Fitzhead ...... 239 Halse ...... 239 Langford Budville ...... 239 Lydeard St Lawrence ...... 239 Milverton...... 240 North Curry...... 240 Nynehead...... 241 Pitminster ...... 241 Ruishton ...... 241 Sampford Arundel ...... 241 Stoke St Gregory...... 242 Stoke St Mary...... 242 West Bagborough ...... 242 West Buckland ...... 243 West Monkton ...... 243

20. Monitoring ...... 244

Appendix 1 Sites of Special Scientific Interest ...... 259

(v)

Appendix 2 Scheduled Monuments...... 260

Appendix 3 Archaeological Sites of County Importance...... 263

Appendix 4 PPG 13 - Maximum Parking Standards...... 276

(vi) CHAPTER 1 INTRODUCTION

THE ROLE OF THE LOCAL PLAN

1.1 The Taunton Deane Local Plan forms the detailed part of the Development Plan for Taunton Deane. It provides a realistic and comprehensive basis for development, investment and related decisions for the Borough for the period to 2011.

CHARACTERISTICS OF TAUNTON DEANE

1.2 Rich in natural and man-made beauty and wildlife, the 460 square kilometres of Taunton Deane are home to 105,000 people and provide some 50,000 jobs. In total, there are approximately 45,000 dwellings within the Deane. The historic county town of Taunton is at the physical and economic heart of the Borough, through which the major road and rail routes link the south-west with the rest of Europe.

1.3 The landscape of Taunton Deane has an astonishing variety with the attractive farmland of the Vale of Taunton Deane surrounded by hills on three sides and merging into the important wetlands of the Somerset Levels and Moors to the east. Taunton, population 62,000, is roughly central to the Borough. Wellington, the next largest settlement, has a population of some 13,000 and lies about 11 kilometres to the south-west of Taunton. Both have easy access to the M5, but only Taunton has a railway station. Wiveliscombe and Bishops Lydeard are rural centres with about 2,500 residents each.

1.4 The characteristics of Taunton Deane’s population are similar to those of Somerset as a whole except for their employment. More of the local workforce is employed in services, particularly public services, than the rest of Somerset and conversely a much lower proportion work in manufacturing. This reflects the availability of employment in the Borough, which shows the same skew towards services, particularly in the public sector.

1.5 These characteristics reflect the predominance of Taunton and mask the variations within the Borough. Wellington’s economy is based on manufacturing, with two major local firms.

1.6 Transport in Taunton Deane reflects the physical and settlement structure and the location of the Borough. Roads and bus services focus on Taunton and to a lesser extent Wellington, and provide links to nearby towns. The main exceptions are the national routes of the mainline railway and the M5, which run roughly north-east to south-west following the lower land of the Vale.

PLANNING CONTEXT

1.7 Planning policies set at national, regional and county levels have all influenced the contents of the Local Plan.

National

1.8 National policies are primarily set out in Planning Policy Guidance Notes (PPGs), although these are gradually being replaced by Planning Policy Statements (PPSs). In addition, Government Circulars, White Papers and other statements of policy are often relevant. The key theme of these national policies is the need to accommodate necessary development in accordance with the principles of sustainability.

1 Regional

1.9 Regional planning policies are contained in RPG10, ‘Regional Planning Guidance for the South West’. This Plan has been prepared primarily against the background of the RPG published in July 1994, which covered the period to 2011, although this Guidance was superseded by revised RPG10 in September 2001. The 1994 Guidance emphasised the importance of development being located in the larger settlements to minimise the need to travel. This has been carried through into the 2001 Guidance, which identifies the Region’s cities and major towns as Principal Urban Areas (PUAs) where ‘most development’ should be concentrated. Taunton’s designation as one of eleven PUAs has impacted on this Plan’s proposals, especially in relation to the balance of development between Taunton and Wellington. However, the allocations of land for development in this Plan continue to be for the period 1991-2011, in line with the Somerset Structure Plan.

County

1.10 The Somerset and Exmoor National Park Joint Structure Plan, which was prepared jointly by the County Council and the Exmoor National Park Authority, is required to take account of regional and national policies. In turn, the Local Plan has needed to be in general conformity with the Structure Plan.

1.11 A Review of the Structure Plan was adopted in April 2000. It aims to forward the key issue of sustainable development by incorporating the following strategy:

• focussing a higher proportion of development in the Towns; • providing for development well-related to existing urban areas and to public transport facilities; • strictly controlling development in the countryside, outside settlements, with the aim of protecting the wide range of environmental assets found in the county; • emphasising the key role of established shopping locations, particularly town centres, as locations for shopping and other purposes; • enabling a balanced and integrated transport system which stresses alternatives to the private car, where practical.

1.12 The policies of the Structure Plan Review seek to implement this strategy. In particular, the Structure Plan allocates the following levels of development to Taunton Deane for the 1991-2011 period:

• Housing - about 10,450 dwellings; • Employment - about 115 hectare.

1.13 These Structure Plan policies provide a clear framework for the policies and proposals of the Local Plan.

The New Planning System

1.14 The commencement in September 2004 of Parts 1 and 2 of the Planning and Compulsory Purchase Act 2004 brought about the introduction of a new system of development plans. Before that date the development plan for Taunton Deane was comprised of the Structure Plan and the Local Plan. Under the new system the development plan is made up of the Regional Spatial Strategy (RSS) and development plan documents prepared by the Borough Council. On commencement the existing Regional Planning Guidance became the RSS. The Structure Plan will

2 be saved for three years from commencement or, if it is sooner, revisions to the RSS are published by the Secretary of State which replace it in whole or part. This Local Plan will be saved for three years from its adoption, although parts of it will be replaced by policies in new development plan documents prepared by the Council within that period. There is also provision for saved policies to continue beyond the three years, subject to the approval of the Secretary of State.

Previous Local Plans

1.15 Prior to the adoption of this Plan, the whole of Taunton Deane was covered by one of the following Local Plans:

• East Deane Local Plan (adopted 1991, covering the area generally to the east and south of Taunton); • Taunton Local Plan (adopted 1986, Alteration adopted 1991, covering the urban area of Taunton and adjacent villages); and • West Deane Local Plan (adopted 1997, generally covering the area west and north of Taunton).

1.16 They have now been replaced by this Plan.

PUBLIC PARTICIPATION AND THE LOCAL PLAN PROCESS

1.17 The views of the public were sought at a number of key stages during the production of this Local Plan.

1.18 The ‘Issues and Options Report’ and the ‘Taunton Town Study: Transport Strategies’ were subject to public consultation in early 1995. They received some 2,000 responses, which were taken into account in the preparation of the Deposit Plan.

1.19 The Deposit Plan, published in 1998, was subject to statutory public consultation, and formal objections to the Plan were received and considered.

1.20 Changes to the Plan arising from these and other factors were incorporated into a ‘Revised Deposit’ Plan, published in 2000, and further consultation on the amendments it contained then took place.

1.21 Following this process, a Public Local Inquiry was held between September 2001 and March 2003, in the presence of an independent Inspector. The Inspector considered the issues raised by objectors, and made recommendations to the Borough Council on each of the objections.

1.22 The Inspector's Report was received in September 2003, and in May 2004 the Council published details of changes that it felt needed to be made to the Plan, primarily arising from the Inspector’s recommendations. Public consultation on these Proposed Modifications took place in May and June 2004, attracting some 270 responses.

1.23 The Council considered in September/October 2004 the responses that were received on the Proposed Modifications. It decided that no further Modifications to the Plan were necessary, and that subject to no intervention by the Secretary of State, the Plan should be adopted.

3 THE TAUNTON VISION

1.24 In parallel with the later stages of this Plan’s preparation the Borough Council has been one of the parties responsible for the production of the ‘Taunton Vision: 2025 and Beyond’. This report, which was published in September 2002, is the product of the Taunton Vision Commission, a panel of Borough and County Councillors under an independent chairman. The Commission undertook a comprehensive investigation into the future of Taunton, in the process collecting evidence from a large number of individuals and organisations, through personal appearances and written representations.

1.25 The Vision Report sets out a robust long-term framework of ideas and aspirations for the future of Taunton, that aims to ensure that the town develops in a way that will make it ‘a leading exemplar of a 21st century market town’.

1.26 The key area of change for the delivery of the Vision will be the town centre. Recognising this, the Borough and County Councils and the South West Regional Development Agency have jointly commissioned consultants to prepare the Taunton Urban Design Framework (UDF). The UDF sets out proposals for mixed-use redevelopment on over 40 hectares of ‘under-utilised’ land in the town centre. This regeneration can deliver significant amounts of residential, employment, retail, leisure, recreation and cultural development within a high quality environment. Several of the main sites involved, including Firepool, Tangier and The Crescent, are already identified for development within this Local Plan. In order to bring the planning framework for these sites in line with the UDF at the earliest opportunity, the preparation of an Area Action Plan for the UDF sites will be a priority of the Council.

4 CHAPTER 2 STRATEGY

AIMS AND OBJECTIVES

2.1 Government advice emphasises the importance attached to clear aims, objectives and targets in Local Plans. These give the Plan direction, can be used to monitor the success of the Plan, and help in future reviews.

2.2 The aim should be a succinct but comprehensive statement of what the Plan is seeking to achieve. Taking account of the Borough Council’s Corporate Priorities (the economy, transport, crime, health and the environment), and the need to protect the interests of future generations, the following aim is included:

To provide for a sustainable pattern of land use, development and transport which best protects and enhances the environment, meets the social and economic needs of the community, and maintains the ability of future generations to meet their own needs.

2.3 This takes account of the regional and structure plan aims, providing an avowedly sustainable basis for the development of the Borough and for the meeting of social and economic needs. It explicitly recognises the need to consider the position of future generations.

2.4 This aim is supported by objectives, which set out what the Local Planning Authority is seeking to achieve in more detail. The objectives, classified generally as environmental, social or economic but not in any order of precedence, are as follows:

Environmental Protection Objectives

(i) To minimise the pollution of air, water and land.

(ii) To protect and improve the landscape quality and character of the countryside.

(iii) To protect and improve the quality and character of settlements.

(iv) To preserve and enhance the historical, geological and cultural heritage.

(v) To maintain and enhance biodiversity.

(vi) To minimise the use of non-renewable resources including fossil fuels, minerals, water and the best agricultural land.

(vii) To control the location and design of development to reduce the need to travel.

(viii) To seek a more sustainable and balanced transport system based upon reduced dependence on the car and increased emphasis on energy efficiency, public safety, public transport, cycling and walking.

(ix) To ensure the use of good design and materials which respect and enhance local character and distinctiveness.

(x) To promote the reduction, re-use and recycling of waste.

5

Social Needs Objectives

(xi) To make the most efficient use of land and maximise the benefits from its use and development.

(xii) To improve public amenity, health and safety.

(xiii) To meet the housing needs of all sections of present and future generations.

(xiv) To ensure that all sections of present and future generations have access to high quality community and recreational facilities and that new developments make appropriate provision.

(xv) To take account of public opinion in assessing the needs of present generations.

Economic Needs Objectives

(xvi) To promote economic prosperity and diversity, ready access to employment for all sections of present and future generations and the success of established employers.

(xvii) To increase the economic viability and self-sufficiency of settlements and rural areas.

(xviii) To provide for a range of accessible shopping facilities which meet the needs of all sections of the community.

(xix) To protect and enhance the vitality and viability of Taunton and Wellington town centres.

STRATEGY

2.5 In order to achieve these objectives, and thus to promote sustainable development, a clear land use and transport strategy is required. The clearest guidance from the Government on this issue is set out in PPG13, ‘Transport’. The main themes of PPG13 are set out below.

(i) Location of development and traffic growth:

• Locate development where it is readily accessible by a choice of transport modes. This is particularly important for major generators of travel demand. • Group facilities together (shops, offices, leisure, etc.) so that one journey can serve several purposes. This will help reduce the length and number of journeys. • Strengthen existing local centres, both in rural and urban areas, so as to improve their vitality and viability and, in addition, reduce travel. • Adopt parking policies which limit car parking provision for developments and in other locations.

PPG13's emphasis on containing growth in car travel and providing alternatives are of paramount importance. Traffic growth threatens not only air quality, but also climatic change, the quality of the environment generally,

6 public health and safety and the continued protection of landscapes and habitats. Local authorities are now required to foster forms of development which encourage walking, cycling and public transport use.

(ii) Housing:

• Locate housing where it can provide a choice of means of travel to other facilities. • Increase housing densities near major public transport corridors. • Locate the maximum amount of housing possible to existing large urban areas where there is already a good range of facilities (shops, schools, employment, etc.) • Give priority to redeveloping existing under-used sites and properties. • Only permit significant additional housing within or adjoining villages where it would support local services such as schools or shops, which could become unviable without some modest growth, meet local housing needs and where the development would respect the character of the village. • Maintain and where appropriate increase residential densities

(iii) Employment and freight:

• Seek to provide locations for offices and other employment intensive uses at sites in urban centres which are easily reached from local housing by public transport, cycling and walking. • Allocate sites which are unlikely to be served by public transport for uses which are not employment or travel intensive. • Encourage the carriage of freight by rail or water rather than by road wherever it can provide a viable alternative. • Allocate sites for distribution and warehousing, particularly of bulky goods, which are readily accessible to the trunk road network (avoiding direct access) while making potential access to wharves, harbours or railway sidings possible in the future.

(iv) Retailing:

The primary aim here is to maintain and enhance the vitality and viability of town centres, particularly as they act as the focus for the public transport network, consequently offering access to a wide range of facilities and uses. In addition:

• Adopt a ‘sequential test’ for determining the appropriateness of locations of retail development. • Local convenience shopping (at an appropriate scale) should be encouraged in local and rural centres so as to avoid the need to travel to find alternative provision. • Large residential developments should provide local shopping facilities.

(v) Leisure, tourism and recreation:

Again the emphasis is on concentrating facilities within town centres and at other locations well served by public transport. In addition:

7 • Maintain and encourage the provision of local leisure and entertainment facilities. • Make provision for attractive and accessible local play areas, public open space and other recreation facilities.

(vi) Education and other public facilities:

• Locate facilities such as schools, branch libraries, health centres, etc., within residential areas or at local centres so that they are accessible on foot and bicycle.

2.6 The Issues and Options Report, which formed the pre-deposit consultation for the Taunton Deane Local Plan, discussed four options (strategies) for accommodating projected growth in housing and employment. These were:

(i) Concentration in Taunton on large sites; (ii) Concentration in Taunton on small sites; (iii) Concentration in rail corridor; (iv) A mixture of the best elements of the above in a ‘preferred strategy’.

2.7 The basic elements of the preferred strategy were as follows:

• To focus the majority of development in Taunton, but with a significant allocation at Longforth Farm, Wellington. • To accommodate most of the housing and employment requirements on large sites which enable significant development contributions towards new infrastructure and community services. • To locate large sites adjacent to existing or proposed main bus and rail routes. • To identify small sites within the urban area in order to provide an element of choice and reduce the overall need to travel.

2.8 This approach conformed with the Local Plan objectives, the principles of sustainable development and the key advice of PPG13 and RPG10.

2.9 The strategy now proposed for the Plan has been developed having regard to the key advice and approaches outlined above. The emphasis of the strategy is on locating development where it will have least environmental impact, with particular importance attached to travel reduction. The Plan therefore adopts a ‘sequential approach’ to the allocation of development sites, which defines some sites as preferable to others.

2.10 The basic premise is that development is concentrated in the towns, particularly Taunton, to minimise its environmental and travel implications. The preferred location is on under-used land within the existing urban areas. Such sites can be less attractive to developers than greenfield ones, and it is important that those allocated for development in the Local Plan are developed as early as possible in the Plan period. Government advice, contained in PPG3, requires that plans introduce phasing arrangements to ensure that brownfield housing sites are developed before greenfield allocations. The phasing arrangements are set out in the Housing chapter. The more central sites are particularly suitable for travel intensive uses, such as offices, retailing and higher density housing. Further from the town centre, proposals are limited to other uses such as industry and warehousing where the travel generation is lower. The most effective use of land will be achieved by maximising the density of development, subject to design, travel and other constraints. Because

8 protection of the urban environment is of continued concern, development will seek to avoid important open spaces and ‘green wedges’ in the settlements.

2.11 The preparation of the Local Plan has involved consultation with developers, landowners and the public, as well as detailed studies of the settlements. The potential of brownfield sites for housing, employment and other appropriate uses has been carefully considered, in accordance with PPG3. An Urban Capacity Study, jointly funded and managed by the Borough Council and a group of developers, was completed by consultants in 2001. The study’s conclusion was that the Borough’s urban areas could accommodate approximately 822 dwellings in the remainder of the Plan period. The Plan’s housing allocations have been revised in the light of the study, as set out in the Housing chapter.

2.12 The Urban Capacity Study has identified the potential for housing development in urban areas, including brownfield land. However, brownfield allocations are not sufficient to meet the development needs set out in the Structure Plan. Accordingly, some greenfield development will be necessary. It is considered that the most sustainable form of greenfield development is to allocate major sites with community, shopping, educational and employment provision, and good public transport links to a town centre. This will help to minimise the need to travel for residents and ensure public transport is available for trips into the town centres. A variety of sites, in terms of size and distribution, help to provide local choice.

2.13 The requirements of freight-orientated development, particularly industry and storage, means that sites close to the main road and rail network are required. To underpin the continued economic success of the area, strategic road-related sites are needed in locations well related to the towns. The low employment densities associated with these uses make such allocations acceptable in sustainability terms.

2.14 Policies for the rural areas need to promote small-scale, employment-generating development and the provision of local needs housing, whilst protecting the character of the countryside and minimising travel implications. Accordingly, a more relaxed approach to small-scale employment and community development is proposed. Conversely, new housing should be extremely limited, reflecting local needs such as affordable housing, the strengthening of local services and resultant environmental improvements.

2.15 As well as the land use strategy, it is important that transport policies and proposals are incorporated if the objectives of minimising travel and promoting alternatives to the car are to be met.

2.16 This strategy is summarised in the following 10 strategy statements:

(i) To locate the majority of development in or adjacent to Taunton.

(ii) To locate a significant proportion of development in or adjacent to Wellington.

(iii) To provide for sensitive small-scale economic and community development in rural areas.

(iv) To limit housing in rural areas to small sites within settlements which offer a range of community facilities.

(v) To maximise the amount of development on under-used sites within the towns.

9

(vi) To provide for most greenfield residential development on large sites which incorporate community facilities and access to public transport corridors.

(vii) To locate developments which are major generators of travel demand, such as retailing and offices, at Taunton and Wellington town centres or other public transport nodes.

(viii) To locate major generators of freight traffic with convenient access to the rail and major road network.

(ix) To retain important open spaces and green wedges within settlements.

(x) To provide a comprehensive network of safe public transport, cycling and walking facilities, introduce selective parking restraint and develop the minimum necessary new or improved road links.

MONITORING AND REVIEW

2.17 Each of the objectives and strategy statements has been assigned one or more indicators. These will be used to monitor the success of the Plan in terms of implementing its strategy and meeting its objectives. Further details are set out in Chapter 20.

ENVIRONMENTAL APPRAISAL

2.18 The policies, proposals and strategy of the Plan have been subject to an environmental appraisal as recommended in PPG12. The full results are set out in the separate Environment Appraisal Document, available from the Borough Council. They compare the likely impact of the Local Plan with the likely situation were there to be no Local Plan, assuming the same levels of growth.

2.19 The objectives, strategy and general policies of the Local Plan cover a wide range of environmental issues and show a beneficial environmental impact. Only a few environmental disadvantages have been found to be likely, and these are justified by the overall benefit of the particular policy.

2.20 The development proposals of the Plan show up a number of environmental disadvantages, as would be expected. The overall level of development is decided outside the Local Plan process. Accommodating development at the levels necessary necessitates the development of sites with environmental disadvantages, particularly their landscape and agricultural land quality impact. Overall the sites chosen are those with least damaging impact. Many developments, particularly those in the centre of Taunton, are considered to have overall environmental benefit. Sites such as Tangier and Firepool are highly sustainable, being brownfield and highly accessible by modes other than the car, and are thus very appropriate in terms of the criteria for assessing site opportunities specified in PPG3. The influence of this PPG on Plan preparation is also reflected in the Local Plan strategy, the preparation of the Urban Capacity Study, and the broadly sequential approach used in selecting sites for allocation (giving priority to previously developed land in towns, followed by self-contained developments on urban extension sites with access to jobs, services and public transport; for example, at Monkton Heathfield).

2.21 The transport proposals of the Plan, primarily within Taunton, provide significant environmental benefits overall. A key question, however, lies in the level of road

10 building considered necessary. The specific road proposals all have environmental benefits, particularly in the town centre, but are likely to lead to additional traffic growth overall, by increasing capacity for car use.

2.22 On balance, the Plan is considered to be environmentally beneficial overall.

OUTLINE OF LOCAL PLAN PROPOSALS

2.23 The residual housing requirement, detailed further in the Housing chapter, amounts to some 2,650 dwellings. Some 80 hectares of employment land are also needed, as detailed in the Economy chapter. The main development proposals of the Local Plan are set out in the following table:-

Houses Employment Land (Ha)

Norton Fitzwarren 770 8.2 Monkton Heathfield 1000 14.0 Cades Farm 250 0 Chelston sites 0 23.5 East of Henlade 0 10.0 Other Taunton brownfield 538 9.8 Other Taunton greenfield 140 9.4 Wellington brownfield 150 2.6 Rural 136 1.0

Total 2984 78.5

2.24 In terms of the strategy, this can be expressed as follows:

(i) Proportion of development in or adjacent to Taunton: housing: 82%, employment: 65%.

(ii) Proportion of development in or adjacent to Wellington: housing: 13%, employment: 33%.

(iii) Proportion of development in rural areas: housing: 5%, employment: 1%.

(iv) Proportion of development on urban under-used sites: housing: 51%, employment: 26%.

(v) Proportion of greenfield housing on self-contained sites: 66%.

Clearly, the proposals are closely in line with strategy.

STRATEGIC POLICIES

2.25 For ease of reference, the plan’s policies are divided into chapters, reflecting their subject or geographical area. However, many issues are relevant to all or most types of development and across the Borough. Accordingly, a number of ‘strategic’ policies are included in the plan. These provide the background to development proposals throughout the Borough.

11 The Control of Development

2.26 The main power of the Local Plan is through its influence over decisions on planning applications. To understand the limitations on this power, a number of legal definitions need to be understood.

2.27 ‘Development’ is the carrying out of building, engineering, mining or other operations in, on, over or under land or making a material change in the use of buildings or land. Planning control, and therefore the Local Plan, generally relates only to development.

2.28 The ‘development plan’ consists of the adopted Local and Structure Plans for an area, taken together.

2.29 A key section of the Planning Act relates to the role of the development plan in considering applications for planning permission. This section, known as Section 54A, states that:

‘Where, in making any determination under the Planning Acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise.’

2.30 This section gives substantial weight to the policies and proposals of this Local Plan, as the detailed part of the development plan. However, there will be cases where ‘material considerations’ indicate that the Plan should not be followed. Where a Local Plan is set aside, this is known as a ‘departure’. Such departures can and do occur, and the Local Planning Authority will consider the following tests when considering proposals which do not accord with the development plan:

(i) Does the proposal contribute to a national or local need or further the strategy and objectives of the development plan to an extent which outweighs the importance of the particular policies?

(ii) Are alternative ways of achieving the benefits unfeasible or conflict more with development plan policies?

(iii) Is the proposal so urgent that it cannot await the next Local Plan review?

(iv) Are the best available mitigation measures incorporated to minimise any adverse environmental impact or other harm?

2.31 Where such a ‘departure’ is supported by the Local Planning Authority, it may be necessary to refer the decision to the Secretary of State. This is required where a departure application which the Council do not intend to refuse is of a significant scale (such as more than 150 houses or 5,000 square metres gross of retail, leisure, office or mixed commercial floor space) or in specific other circumstances set out in a Ministerial Direction, currently The Town and Country Planning Development Plans and Consultation (Departures) Directions 1999, Part 3.

General Requirements

S1 Proposals for development, taking account of any mitigation measures proposed, will be required to meet the following criteria, in addition to any other Development Plan policies which apply in a particular case:

12 (A) additional road traffic arising, taking account of any road improvements involved, would not lead to overloading of access roads, road safety problems or environmental degradation by fumes, noise, vibrations or visual impact; (B) the accessibility of the development by public transport, cycling and pedestrian networks would be consistent with its likely trip generation and minimising the need to use the car; (C) the proposal will not lead to harm to protected wildlife species or their habitats; (D) the appearance and character of any affected landscape, settlement, building or street scene would not be harmed as a result of the development; (E) potential air pollution, water pollution, noise, dust, glare, heat, vibration and other forms of pollution or nuisance which could arise as a result of the development will not harm public health or safety, the amenity of individual dwellings or residential areas or other elements of the local or wider environment; (F) the health, safety or amenity of any occupants or users of the development will not be harmed by any pollution or nuisance arising from an existing or committed use; (G) the safety of any occupants or users will not be at risk from ground instability; and (H) the site will be served by utility services necessary for the development proposed.

2.32 Policy S1 provides a wide ranging set of criteria against which to assess planning applications. This will ensure a consistent approach to the decision-making process. It is supplemented by more specific policies for particular areas, such as Areas of Outstanding Natural Beauty, or particular types of development, such as housing. These will provide additional or more specific criteria, or occasionally will relax specific requirements of policy S1. Unless stated otherwise, policy S1 will apply to all proposals for development in addition to any other policy. Applicants may be required to provide additional information where the Council consider it necessary to fully assess a development proposal.

2.33 In some cases an Environmental Impact Assessment (EIA) may be required. An EIA is mandatory for development of a type listed in Schedule 1 of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999. For development in Schedule 2 of those regulations, the Borough Council must make its own formal determination of whether or not an EIA is required, taking into account selection criteria, including the characteristics of the development, its location and potential impact.

Transport Implications

2.34 Clearly the travel implications of a development will vary with its location, scale and type, but the requirements of policy S1 will be generally relevant. These impacts can be direct, such as road safety, amenity or congestion effects. They can also be more dispersed, particularly the impact on climate change and on the use of non- renewable fossil fuels. The Local Plan strategy has at its heart the need to reduce travel and promote more sustainable forms of travel. The location of new development where there is a choice of transport modes is one of the important elements of this. Policies H2 (housing), EC1 (business, industry and warehousing) and EC10 (shopping) give more specific requirements for the main land uses.

13

Protected Species

2.35 The protection of the ecological heritage, often referred to as biodiversity, is crucial to sustainable development. Known sites of local, national and international wildlife importance are protected by site-specific policies (EN1-3). However, certain individual species are protected by law; these may be found elsewhere and policy S1 carries forward this protection. Protected species are taken to include badgers (which are specifically protected by the Protection of Badgers Act 1992) and those listed in the following legislation:

Wildlife and Countryside Act 1981, Schedules 1 (birds), 5 (animals) and 8 (plants). EC Wild Birds Directive 1979, Annexe 1 EC Habitats Directive 1992, Annexes 2 and 4.

It is an offence to damage or destroy these animals or their breeding sites or nesting places. Accordingly, proposals affecting protected species or their habitats must include satisfactory measures for their protection and conditions will be imposed or obligations sought as necessary. Nature conservation organisations such as English Nature and Somerset Wildlife Trust are valuable sources of advice on the impact of development on protected species and potential mitigation measures which may be employed in development proposals. A particular case concerns nesting sites in buildings being converted, referred to in policy EN4. Where adequate protection cannot be afforded in this way, developments will not be permitted without a very strong overriding need. The Environment Agency is another useful source of advice, notably for species like the otter and water vole.

Visual Impact

2.36 The visual impact of new development has been a significant concern of planning for many years. While the design of development is clearly important, and is covered in policy S2, the principle of development on a particular site will have visual implications. The need to protect the character of the environment applies throughout Taunton Deane. However, certain areas are more sensitive or more protected by other policies. Landscapes defined as Areas of Outstanding Natural Beauty are of national importance; policy EN10 applies. Locally important landscape features are subject to policy EN11. Similarly, the special or historic built environment is protected by conservation area and listed building legislation and development affecting them is of particular weight in the planning process. Policies EN14-19 apply.

Pollution, Amenity and Safety

2.37 Many developments can lead directly or indirectly to pollution or nuisance, so it is important the possible effects of these are understood and minimised. The impact of emissions into the air and water including noise, glare and dust, can impact on wildlife, the character of an area and the amenity of nearby residences. Conversely, the development of new houses and other sensitive developments should avoid areas affected or likely to be affected by a use which would be incompatible as a result of its environmental impact. The policy will act to separate incompatible developments.

14 Other Limitations

2.38 Policy S1 will also help to ensure that new development avoids areas likely to be at risk from subsidence, landslides or other aspects of ground instability. This is not thought to be a particular issue in the Plan area. The need for appropriate utility services such as electricity, gas, sewerage, water supply and telecommunications is clear, and the policy refers to this in general terms.

Planning Obligations

2.39 Planning Obligations under Section 106 of the Planning Act (known as ‘Section 106 Obligations’) are an important tool which allow developments to overcome many potentially decisive obstacles. In particular, obligations can involve financial contributions towards infrastructure or other projects some distance away from the site. However, it is vital to ensure that planning permissions are not bought or sold, or seen to be so. Accordingly, Circular 01/97 sets out the tests to be applied to benefits sought through planning obligations. The tests are that obligations should be ‘necessary, relevant to planning, directly related to the proposed development, fairly and reasonably related in scale and kind to the proposed development and reasonable in all other respects. Acceptable development should never be refused because an applicant is unwilling or unable to offer benefits. Unacceptable development should never be permitted because of unnecessary or unrelated benefits offered by the applicants’. The Local Plan sets out specific elements which may be sought from new developments such as educational and transport provision, through the use of obligations. The provision sought should reflect the scale of the development and the need arising from it, taking account of the extent of any existing provision. The amount should be subject to negotiation between the relevant local authorities and the developer.

Design

S2 Development must be of a good design. Its scale, density, height, massing, form, layout, landscaping, colour, materials and access arrangements will be assessed to ensure that the proposal will, where reasonable and feasible:

(A) reinforce the local character and distinctiveness of the area, including the landscape setting of the site and any settlement, street scene and building involved; (B) incorporate existing site features of environmental importance; (C) reinforce nature conservation interest; (D) minimise the creation of waste in construction and incorporate recycled and waste materials; (E) include measures to reduce crime; (F) minimise adverse impact on the environment, and existing land uses likely to be affected; (G) include facilities to encourage recycling; (H) make full and effective use of the site; (I) subject to negotiation with developers, incorporate public art; and (J) include measures to promote energy efficiency.

2.40 If the principle of a use or development is acceptable, it is vital that a good quality design is followed in its construction. Policy S2 sets out the broad parameters against which all design proposals will be assessed. The criteria cover both the

15 visual impact of any proposal and other important design issues such as nature conservation. The emphasis on sustainable development means that new development should incorporate recycled and waste materials where practical, to reduce the demand for primary materials. The Government has set itself a target of reducing the use of primary aggregates in construction. The Government is also committed to reducing the UK’s energy bill, conserving finite resources and reducing greenhouse gas emissions, in which the design of energy efficient development can play an important part. Therefore the sensible location and orientation of buildings, glazing and landscaping, etc., to reduce the energy requirements of new development, will be encouraged.

2.41 Particular emphasis is laid in this Plan on the local character and distinctiveness of the Borough as a whole and of all areas within it. Applicants for planning permission should submit a statement setting out the design principles adopted for the proposal, including written and illustrative material as appropriate. The level of information required will reflect the scale, nature and setting of the proposal.

2.42 Developers should aim to award unique qualities and local distinctiveness to new developments via the inclusion of public art. The Council will seek to negotiate with developers to incorporate design elements which enhance schemes, particularly in major developments, or within sites of public interest. Such features could include exterior details such as hard or soft landscaping, street furniture, brickwork, murals, glasswork, sculptures, water features or clocks. Interior enhancements could be in the form of textiles, banners, colour schemes, ceramics, lighting, signage or seating. The Percent for Art scheme advocates an early allocation of finance towards the creation of public art, thereby stimulating cultural, economic, social and environmental benefits. The Borough Council will actively encourage developers to contribute one percent of the cost of new developments to this national scheme.

2.43 The open countryside is particularly sensitive to development, so policy S7 gives further guidance for design outside settlements.

Mixed-Use Developments

S3 Proposals incorporating a mix of uses will be permitted, provided that:

(A) only uses which accord with the development plan policies applying to the site or area are incorporated, including the accessibility of the site for non-car transport modes; (B) only uses which would be compatible with each other and the surrounding area are incorporated, taking account of any mitigation measures proposed; and (C) the scheme is designed as a unified whole.

Proposals forming part of a larger mixed-use allocation (policies T2, T3, T4 & T8) will be permitted provided that they do not prejudice the comprehensive and co-ordinated development of the whole allocation and the delivery of necessary infrastructure.

2.44 Government policy set out in PPG1 emphasises the importance attached to promoting mixed-use developments. Benefits arise from the potential increase in activity throughout the day from a range of uses compared with a single use, and from the reduction in the need to travel for a range of facilities. However, there are problems which can arise by the introduction of incompatible activities, or poorly considered overall design.

16

2.45 Mixed-use developments will not be permitted where they incorporate uses which would individually not be permitted at that location. For example, the inclusion of retail development will be subject to the same tests as a retail-only development, as set out in policy EC10 and elsewhere.

2.46 The Plan makes a number of proposals incorporating a mix of development types. The main ones are:

Norton Fitzwarren (Housing, employment, local centre) Monkton Heathfield (Housing, employment, local centre, school) Firepool (Housing, retail, employment, leisure) Tangier (Retailing, employment, housing, leisure) Priorswood SWEB Depot (Housing, employment) Tonedale Mill (Employment, housing, tourism, leisure, cultural)

The vast majority of housing and employment development proposals are contained within these sites.

SETTLEMENT POLICY AND THE PATTERN OF DEVELOPMENT

2.47 One of the key parts of the framework for guiding development to the most appropriate locations is a set of policies collectively known as settlement policy. This approach assesses the ability of settlements to absorb new development in the most sustainable fashion, and then provides a guide to the level of allocations and other development to be allocated to each one. Settlements are typically classified into a hierarchy of types, based on size, location, level of services and employment and other relevant factors. This approach generally reflects the approach advocated in PPG7 and PPG13.

2.48 The Structure Plan puts forward a development strategy which aims to focus most growth in the larger settlements, in accordance with sustainable development principles. The settlement hierarchy and development policies are set out in policies STR2 - STR6 and generally refer to towns, rural centres, villages and open countryside.

Towns

2.49 Taunton and Wellington are defined as towns. In the Structure Plan, policies STR2 and STR4 state as follows:

STR2 (List of 15 settlements including Taunton and Wellington) are identified as Towns. They will function as locations for employment and shopping, cultural, community and education services and residential use. Taunton and Yeovil will provide a sub-regional role for certain services including shopping and financial & administrative services.

STR4 New development should be focussed on the Towns where provision for such development should be made in accordance with their role and function, individual characteristics and constraints. Priority should be given to the re- use of previously developed land and to the encouragement of mixed-use development.

17 The Taunton and Wellington chapters set out specific proposals and policies in line with these strategic considerations.

Rural Centres

S4 Bishops Lydeard and Wiveliscombe are defined as rural centres, appropriate for selective development which enhances or maintains their local social and economic role and environmental quality and is unlikely to lead to a significant increase in car travel.

2.50 The Structure Plan requires that local plans define as rural centres those settlements which act as focal points for local employment, shopping, social and community activity. Provision should be made for development which will sustain their roles.

2.51 Bishops Lydeard and Wiveliscombe are considered to be the two settlements which fit this description. Both have a population of approximately 2,500 and a range of services and employment serving more than the immediate settlement. Both are on well-served bus routes into Taunton and can accommodate development of an appropriate scale. Accordingly, the Bishops Lydeard and Wiveliscombe chapters allocate small sites for development and contain other policies and proposals to support their rural centre roles.

2.52 Milverton and North Curry have, in the past, been given equivalent status. However, these settlements are significantly smaller and their employment, shopping and service provision is not at the same level. Policy S5 defines them as villages.

Villages

S5 Ashbrittle, Ash Priors, Bishopswood, Blagdon Hill, Bradford-on-Tone, Burrowbridge, Cheddon Fitzpaine, Churchinford, Combe Florey, Corfe, Creech St. Michael, Fitzhead, Halse, Hatch Beauchamp, Henlade, Kingston St. Mary, Langford Budville, Lydeard St. Lawrence, Milverton, North Curry, Nynehead, Oake, Pitminster, Ruishton, Sampford Arundel, Stoke St. Gregory, Stoke St. Mary, West Bagborough, West Buckland and West Monkton are defined as villages. Development in villages will be limited to small scale proposals which support their social and economic viability, maintain or enhance their environmental quality and are unlikely to lead to a significant increase in car travel.

2.53 The Structure Plan requires that settlements which provide limited local services should be identified as villages. They may be appropriate locations for development limited to that compatible with their local need, individual roles, characteristics and physical identities. The rural settlements have been carefully examined to see if they should be so identified. The following guidelines have been used:

(i) Size: a defined village should not normally have fewer than 50 dwellings within or closely associated with the village envelope, including any outstanding development commitments. This will help to ensure that the local services remain viable and that there is scope for additional development without impinging too much on the rural character of the area.

(ii) Services: one or more of a primary school, shop, village hall or post office facility must be open and appear to be reasonably viable.

18 (iii) Development: there should be potential for some development within the village.

A limitation to small-scale proposals in relation to the size of the village would be appropriate in the light of these factors and the strategy of rural restraint set out in an earlier section. The preparation of Village Design Statements by local communities will often help to emphasise the important aspects of local distinctiveness for each village and help to ensure that new development fits its surroundings. Such statements may be suitable for adoption as supplementary planning documents.

2.54 There are considered to be 30 settlements which should be classified as villages and subject to policy S5. Each of these villages is described in the settlement chapters. The level of development proposed for the villages is small; some 100 or so dwellings in total. The new village of Cotford St. Luke on and adjoining the site of the old Tone Vale hospital is subject to a separate policy S6 because of the level of development committed there.

2.55 A number of smaller settlements have, over time, been incorporated within, or become associated with, the urban fabric of Taunton and Wellington. While such settlements often retain their pre-existing individuality, they can no longer be regarded as ‘villages’ in a planning sense. The term ‘associated settlement’ is used for them, and applies to settlements such as Norton Fitzwarren, Trull and Rockwell Green. More details are set out in the Taunton and Wellington chapters.

Cotford St Luke New Village

S6 Cotford St. Luke (previously Tone Vale) is defined as a new village.

2.56 The West Deane Local Plan defined the then hospital of Tone Vale as a new village with proposals for 600 dwellings, services and associated development. The proposals were subsequently granted permission and development has commenced. It is now expected that about 850 dwellings will be completed on the same area, reflecting the higher densities that have been sought through detailed permissions on the site. While the policies for the new village are intended to promote a local rural design, Cotford St. Luke cannot be considered a village in the same way as those set out in policy S5. Accordingly policy S6 defines it as a ‘new village’.

Outside settlements

S7 Outside defined settlement limits, new building will not be permitted unless it maintains or enhances the environmental quality and landscape character of the area and:

(A) is for the purposes of agriculture or forestry; (B) accords with a specific development plan policy or proposal; (C) is necessary to meet a requirement of environmental or other legislation; or (D) supports the vitality and viability of the rural economy in a way which cannot be sited within the defined limits of a settlement.

New structures or buildings permitted in accordance with this policy should be designed and sited to minimise landscape impact, be compatible with a rural location and meet the following criteria where practicable:

19 (E) avoid breaking the skyline; (F) make maximum use of existing screening; (G) relate well to existing buildings; and (H) use colours and materials which harmonise with the landscape.

2.57 Outside the defined settlements of towns, rural centres and villages, there is very limited scope for development. Both Government policy, set out in PPG7, and policies in the Structure Plan require that ‘strict control’ is exercised over development in the open countryside. Accordingly, a number of strict tests are incorporated in policy S7 which relate to development outside the defined limits of settlements. The general tenor of national countryside policy is that development should both benefit the economy and maintain or enhance the environment. The four criteria (A)-(D) give the main forms of development likely to be appropriate. Agricultural and forestry developments will generally be appropriate in the countryside along with certain other developments such as water treatment works, conversion of rural buildings and some affordable housing schemes. These exceptions to the normal strict control are set out in specific policies. Where development is permitted in the countryside, in accordance with a specific policy or as an exception, particular care should be taken to respect the rural character of the area in its size, siting, landscaping and design, minimising undesirable impacts on the landscape. The definition of agriculture for the purposes of this policy is set out in the Planning Act and includes related activities such as horticulture.

2.58 The criteria of policy S7 must be read particularly in conjunction with the guidance in policy S2, which also applies. The need to respect the local distinctiveness of the area (policy S2, criterion (A)) will be particularly important in countryside locations and will usually involve close attention to the characteristics of the local traditional building styles. The Royal Fine Art Commission provides advice on the use of colours on large buildings in the countryside. It advises the use of dark colours, and in particular roofs to be darker than the walls.

Best and Most Versatile Agricultural Land

S8 Development outside the limits of a settlement which involves the permanent loss of the best and most versatile agricultural land (grades 1, 2 and 3a) will only be permitted where:

(A) development of agricultural land is unavoidable in the absence of opportunities on previously developed sites and on land within the boundaries of settlements; and (B) the sustainability benefits of developing such land outweigh the benefits of developing lesser quality agricultural land that is available.

2.59 National policy set out in PPG7 is to retain the best and most versatile agricultural land as a resource for the future. This advice is reflected in the Local Plan’s objectives and the decisions on allocations. Policy S8 sets out the approach which will be adopted for proposals which come forward on the best and most versatile agricultural land. In criterion (B), sustainability benefits might be the benefits of developing a site with good accessibility by modes other than the car, or a location minimising the need to travel. Also they could include the sustainability benefits of not developing land which, though of relatively low agricultural quality, is of importance in terms of biodiversity, landscape quality, amenity value or heritage interest.

20 Taunton Town Centre

S9 Within Taunton town centre, development proposals that enhance its sub-regional role and the quality and character of its surrounding environment will generally be supported.

2.60 Taunton town centre provides an attractive focus for a range of leisure, retail and other commercial facilities. It remains the most accessible location in the sub region. It possesses a main line railway station, is the focus for public transport provision and possesses the largest potential ‘walk in’ catchment within the County, including large numbers of residential properties within the centre itself.

2.61 However, in order to retain and enhance its focus as the most sustainable development location, the quality of its physical and environmental fabric requires continued investment. A number of sites within the town centre have been identified through the Local Plan process for regeneration opportunities. These include Firepool and Tangier. Redevelopment of such sites contributes to the enhancement of the sub-regional role of the town centre and, through the re-use of previously developed land, contributes to environmental enhancement and the perception of a prosperous and vibrant place to live and visit.

2.62 However, other areas within the town centre are also under-utilised or add little to the perception or reality of the town centre as an attractive place to visit and live. If the town centre is to retain and build on its attractiveness it must work in partnership with the local community, developers and other public and private sector bodies to enhance its role and function in line with the Local Plan strategy and other corporate documents such as the Taunton Vision Report (see paragraphs 1.24 - 1.26). Within the Local Plan period, additional redevelopment opportunities will undoubtedly occur, although these opportunities must be designed to be appropriate to and enhance the character and quality of this environment rather than simply embracing development for its own sake. Government policy statements such the 2000 White Paper, ‘Delivering an Urban Renaissance’ and PPG6 are also firmly supportive of measures to promote town centre enhancements as a means of promoting vitality and viability, creating quality, mixed-use and sustainable living environments.

2.63 As opportunities for major potential redevelopment sites within the town centre are identified the Borough Council will, in consultation with interested parties, prepare supplementary planning guidance to supplement the Local Plan policies relevant to the opportunities and proposals for that site.

21 CHAPTER 3 HOUSING

HOUSING REQUIREMENT

3.1 The Local Plan is required to be in ‘general conformity’ with the Structure Plan. One of the key Structure Plan policies is Policy 33, which states (inter alia):

Provision will be made for about 44,800 dwellings over the period 1991 - 2011. This requirement will be distributed in accordance with strategy as follows:

District Additional Dwellings Proposed

Mendip About 8,950 Sedgemoor About 9,200 South Somerset About 13,700 Taunton Deane About 10,450 West Somerset About 2,400

3.2 The role of the Local Plan is therefore to allocate sufficient housing sites to ensure that all sources of new housing contribute about 10,450 additional dwellings over the period 1991 - 2011.

3.3 At 1st April 2001, there were 5,134 dwellings completed, and at that time there were a further 502 dwellings under construction, and 1,119 with planning permission. There were also 258 dwellings on other sites that were either awaiting the signing of Section 106 agreements, or where a planning application was under consideration but had not been determined.

Urban Capacity/Brownfield Development

3.4 The Local Plan allocates a number of previously developed sites for housing development, in line with the sequential approach set out in the Strategy chapter and PPG3. The sites, which are listed in full in paragraph 3.9 below, amount to 1,458 dwellings. However, it is accepted that these may be more difficult to bring forward for development and accordingly, a 10% non-implementation rate is assumed, bringing the expected contribution within the Plan period down to 1,312 dwellings.

3.5 Although the Local Plan is based on a strategy of seeking out and identifying urban development opportunities and many such sites have been allocated, it is important that it takes full account of all the ways in which new housing might be provided on previously developed land and buildings. In accordance with guidance in PPG3 an urban housing capacity study of the Borough’s towns and larger villages has therefore been undertaken. The study, which was commissioned, managed and funded jointly with the development industry, was completed in July 2001. It found that the expected contribution from unallocated urban sites and other sources was 822 dwellings in the remainder of the Plan period. Account has been taken of this in assessing the need for housing allocations, as set out in the table in paragraph 3.7.

Rural Windfalls

3.6 A continued contribution from unallocated sites (‘windfalls’) from rural areas is also expected, although this is likely to slow as a result of a reduced availability of sites within villages and the effect of more restrictive policy towards dispersed development. During 1990 - 2000 rural completions averaged 68 per year, primarily on small sites and conversions. At April 2001 there were 248 rural commitments on

22 windfall sites. A reduction to half the historic completion rate is forecast, leading to a likely 100 new dwellings in rural areas (after deducting existing commitments).

3.7 Taking account of these figures, and making allowance for the non-implementation of some existing commitments, a total of about 2,653 dwellings is the remainder, to be met by new allocations. Priority has been given to brownfield sites, with the residue to be provided in greenfield locations. The following table summarises the situation:

Structure Plan Requirement (approx) 10,450 Completions 1991 – 2001 (5134) Under construction (502) With planning permission* (1,007) Urban housing capacity (822) Other commitments or identified sites* (232) Rural windfalls (100) Residue to be met by allocations (approx) 2,653 Brownfield allocations** (1,312) Greenfield allocations required to meet 1,341 Structure Plan requirement (approx)

* After making allowance for 10% non-implementation

** Assumes the non-implementation of 10% of brownfield sites allocated in this Plan, as set out in the table in paragraph 3.9.

3.8 The Local Plan strategy gives an important background to the location of the new housing allocations. In general, a ‘sequential’ approach to housing sites is incorporated in the strategy, in which some types of housing sites are preferred to others. The general sequence is as follows:

(i) Previously developed sites within the urban areas of Taunton and Wellington. (ii) Other under-used sites in Taunton and Wellington. (iii) Large, self-contained sites on the edge of Taunton. (iv) Large, self-contained sites on the edge of Wellington. (v) In addition, a small amount of housing in the villages and rural centres is proposed, primarily for local needs.

3.9 The densities assumed on the allocated sites seek to maximise their contribution to meeting the housing requirements and are within the range set out in PPG3. The following housing sites are allocated in the Local Plan (with the relevant policy indicated) with a brownfield/greenfield split indicated. In the process of identifying appropriate allocations, unimplemented allocations in existing local plans have been reviewed, and only those considered to be in accordance with current policies and strategy, and still available for development, have been carried forward. A number have been discarded.

23 Approximate Capacity Taunton Urban Policy Brown Green Total Norton Fitzwarren T5 770 0 770 Monkton Heathfield T9 & T10 0 1,000 1,000 Firepool area T3 100 0 100 Tangier area T2 100 0 100 East of Silk Mills Lane T13 0 80 80 Priorswood SWEB West Depot T14 100 0 100 The Crescent T34 50 0 50 Hamilton Road T15(A) 50 0 50 Princess Margaret School T15(B) 70 0 70 St James Street Garage T15(C) 40 0 40 Somerset Place T15(D) 0 0 0 Dabinett Close T15(E) 0 0 0 Upper High Street T15(F) 0 0 0 Gatchell House T15(G) 28 0 28 The Uppers, Greenway Road T15(H) 0 60 60 TOTALS 1,308 1,140 2,448

Wellington Urban Tonedale Mill W2 150 0 150 Cades Farm W3 0 250 250 TOTALS 150 250 400

Rural Centres Style Road, Wiveliscombe WV1 0 50 50 Gore Farm, Bishops Lydeard BL1 0 20 20 TOTALS 0 70 70

Villages Hyde Lane, Creech St Michael CM1 0 35 35 Oake OK1 0 0 0 Corfe Farm, Corfe CO1 0 6 6 Station Road, Hatch Beauchamp HB1 0 5 5 Hill Farm, Kingston St Mary KM1 0 20 20 TOTALS 0 66 66

TOTAL ALLOCATIONS 1,458 1,526 2,984

Notes Capacity for Firepool includes allowance for commitment of a further 150 dwellings. Sites shown with zero capacity are now commitments.

24 3.10 The overall provision for housing in this Plan exceeds the Structure Plan figure for Taunton Deane by approximately 185 dwellings, after allowing for urban capacity and windfall assumptions, existing commitments and the non-implementation of some sites. This difference amounts to about 1.8% of the Structure Plan requirement. This is considered to conform with the Structure Plan Policy 33 which refers to ‘about 10,450 dwellings’, particularly as many of the assumptions made in the calculation are subject to some uncertainty.

3.11 Taking account of allocations and the other forecast developments (but excluding existing commitments), the following numbers of dwellings can be expected:

(i) 2,134 dwellings (57%), Urban brownfield sites. (ii) 140 dwellings (4%), Other urban under-used sites. (iii) 1,000 dwellings (27%), Taunton, major site. (iv) 250 dwellings (7%), Wellington, major site. (vi) 236 dwellings (6%), rural sites.

Phasing and Monitoring of Development

3.12 PPG3 advises that the Plan should contain a policy for managing the release of housing sites, and that this should give priority to the development of previously developed land ahead of greenfield sites. In so doing, however, in order to ensure that an adequate supply of housing land is maintained at all times it is important that account is taken of other factors, such as the availability of individual sites for development, constraints that may affect them, and the rate at which they are capable of being developed. The phasing measures in policy H1, below, reflect these considerations.

3.13 In phasing development for the Taunton Deane Local Plan the remainder of the Local Plan period has been divided into two phases of about equal length, from April 2001- March 2006 and from April 2006-June 2011. Before considering the phasing of allocated sites, regard must be given to development expected in the Plan period from other sources of new housing. An analysis of this is set out in the table below.

Source of Supply Phase 1 Phase 2 Dwellings under construction* 452 50 Dwellings with planning permission** 806 201 Other commitments or identified sites** 186 46 Urban housing capacity*** 400 422 Rural windfalls 0 100 TOTAL 1,844 819

* Assumes 90% of commitments at 1 April 2001 completed in Phase One. ** Assumes 80% of commitments at 1 April 2001 completed in Phase One. *** Assumes constant rate of completions in Plan period.

3.14 The scale of development required in each of the phases can be calculated by multiplying the residual average annual rate of development needed to achieve the Structure Plan requirement by its length in years. As the average annual residual rate is 519 dwellings (5,316 dwellings (10,450 – 5,134) in 10.25 years), the totals for the phases are 2,595 (519 x 5) in Phase 1 and 2,725 (519 x 5.25) in Phase 2. Taking account of other sources, as set out above, this leaves a residual requirement to be met from allocations as follows:

25 Phase 1 Phase 2 Total dwellings required 2,595 2,725 Dwellings from other sources 1,844 819 Dwellings required from allocations 751 1,906

3.15 The Plan’s phasing provisions are set out in policy H1. Overall, the objective has been to give priority to the development of brownfield sites first, and then other sites within Taunton and Wellington, although in some instances it is recognised that this is unlikely to be achievable. In addition, some small sites giving a choice of location and the first phase of the major strategic site at Monkton Heathfield are included in the first phase.

H1 The development of sites allocated for housing will be in accordance with the phasing strategy of this policy, which seeks to ensure that priority is given to the development of previously developed brownfield sites and maintaining a sufficient supply of land for residential development.

Sites identified in Phase 2 are not anticipated to commence development until after April 2006, although planning permission may be granted prior to this date subject to conditions regarding infrastructure provision and necessary lead times.

The performance of the phasing strategy will be monitored, reviewed and rolled forward on an annual basis. Where sites are coming forward at a rate different to that anticipated in this policy and, having regard to the considerations set out below, it is found to be necessary to adjust the strategy, this will be implemented through a supplementary planning document.

(A) The need to achieve sustainable development. (B) The need to enable the necessary annual housebuilding rate. (C) The contribution from non-allocated sites. (D) The receipt of market intelligence. (E) Other material considerations.

Phase 1 Phase 2 Monkton Heathfield 150 850 Norton Fitzwarren 120 650 Firepool 100 0 Tangier 50 50 East of Silk Mills 0 80 Priorswood SWEB West Depot 100 0 The Crescent 0 50 Hamilton Road 0 50 Princess Margaret School 70 0 St James Street 0 40 Gatchell House 28 0 The Uppers, Greenway Road 60 0

26 Phase 1 Phase 2 Cades Farm, Wellington 0 250 Tonedale Mill, Wellington 150 0 Style Road, Wiveliscombe 0 50 Gore Farm, Bishops Lydeard 20 0 Hyde Lane, Creech St Michael 35 0 Corfe Farm, Corfe 6 0 Station Road, Hatch Beauchamp 5 0 Hill Farm, Kingston St Mary 20 0 TOTAL (Allowing for 10% non- implementation of brownfield allocations) 862 1986

3.16 To manage the release of housing sites effectively and help to ensure that planned rates of house building are achieved requires regular monitoring. The Council has a well-established system for monitoring house building in the Borough, which collects and publishes a wide range of information. This system will be reviewed and amended as necessary to meet the needs of managing housing site release.

3.17 Where the results of monitoring indicate a significant and persistent gap between planned and actual rates of development, it may be necessary to try to change the rate being delivered in a particular phase by the re-assignment of sites between the phases. The circumstances in which this is most likely to arise are where rates of windfall development vary considerably from those estimated, or where the timing of allocated sites’ availability or the actual rates of development on them is going to result in a significant difference in the yield within a phase. In reaching a decision on the need for re-assignment the Council will take account of the overall situation in terms of dwelling completions and commitments, and the particular circumstances of sites that are central to the achievement of the planned rate in each phase.

3.18 Where re-assignment is considered to be necessary, the Council’s proposals will be brought forward in a supplementary planning document. In preparing such proposals the Council will undertake public consultation which will involve relevant landowners, developers and interest groups as well as the wider public. Any proposals involving the allocation or de-allocation of sites will be dealt with through the processes of Plan review or replacement.

Use of Compulsory Purchase Orders

3.19 In order to deliver the Local Plan strategy to meet the Structure Plan requirements, the use of Compulsory Purchase Orders may be required. However, this will only be pursued as a last resort, after the means of negotiated agreement have been exhausted.

Housing within Classified Settlements

H2 Housing development will be permitted within defined limits of settlements, provided that:

(A) there is safe and convenient access by bus or on foot to facilities and employment. In the case of proposals of a significant scale, bus or walking access to a town centre or rural centre will be

27 required, taking account of any off-site works proposed in accordance with criterion (B);

(B) necessary provision is made for off-site public transport, cycling and pedestrian facilities and highway improvements to cater safely for the expected number of trips generated by the development and minimise the proportion of car trips;

(C) traffic calming, pedestrian, cycle and bus measures are incorporated where necessary to give priority to safe and convenient access and circulation by means other than the car;

(D) the layout allows people with impaired mobility or a disability safe and convenient access and movement to and between dwellings by careful positioning of potential obstructions, ramps, dropped kerbs, textured surfaces and reserved car parking;

(E) small scale schemes in existing residential areas will increase the development density of these areas without individually or cumulatively eroding their character or residential amenity;

(F) a coherent approach to the overall design is adopted, including layout, landscaping, building designs, materials, open spaces and circulation routes, to create locally distinctive developments well related to their surroundings;

(G) existing and proposed dwellings will enjoy adequate privacy and sunlight; and

(H) on housing developments and conversions of a substantial scale a reasonable mix and balance of housing types and sizes be incorporated to cater for a range of housing needs, particularly those low-cost housing types which are under-represented in the current stock.

3.20 The policy applies within the defined settlements of towns, rural centres and villages. In addition to the requirements of a number of other policies, policy H2 provides the more specific criteria against which new housing will be considered. Particularly important cross-references are:

S1 - General requirements; S2 - Design requirements; S4 - Development in rural centres; S5 - Development in villages; C1 - Educational requirements; C4 - Open Space requirements; M4 - Car parking requirements; H9 - Affordable housing.

3.21 Policy H2 applies to the principle of housing on a particular site and the details of layout and design where the principle is acceptable. They apply both to those allocated in the Local Plan and to ‘windfall’ sites which may come forward within settlements. Additional policies set out later in this chapter may also be relevant to a particular case.

28 3.22 The development of new housing will generally be limited to sites within the defined settlements, i.e. towns, rural centres and villages. Outside settlement limits, new housing will be strictly controlled in line with national guidance. Policy S7 gives the general background to this. Exceptions to this general approach can be found for the occasional residential conversion of a rural building (policy H7), replacement dwellings (policy H8), small affordable housing schemes (policy H11) and agricultural dwellings (policy H12).

3.23 The key locational requirement is to ensure that new dwellings have access to community facilities and employment by means other than the car. This ensures that residents will be less likely to use the car for such journeys, and is important for the sustainability of new housing. In cases of new housing of a significant scale, access to a range of facilities will be important. Such a range is generally found in the centres of towns and the rural centres. Accordingly, the policy requires that significant developments have reasonable non-car access to town or rural centres. In this context, significant will be taken to mean more than 5 dwellings on a site, which would imply over 40 trips per day. In order to maximise cycling, walking and the use of public transport, the policy seeks to ensure the provision of appropriate transport infrastructure on and off the site.

3.24 The car parking requirements for new housing are set out in the Movement chapter (policy M4), and conform with Government policy. They vary depending on the size, type and location of the proposed dwellings.

3.25 The 2001 Census indicates that 18% of Taunton Deane’s residents were suffering from a ‘limiting long-term illness’, considered to be a reasonable proxy for the range of physical disabilities. In addition, of course, the mobility needs of others (such as parents with prams) are similar to those in a wheelchair. Accordingly, the whole of the external environment in new housing developments should be as accessible as possible. The Building Regulations require that new dwellings are accessible to the disabled.

3.26 The Borough Council has prepared a residential design guide to seek to improve the design of new housing developments. The policy seeks to set out general principles of design, such as allowing sufficient privacy and natural light to new and existing dwellings. More details and guidance can be found in the design guide.

3.27 Government policy in PPG3 sets out that there should be greater choice of housing and that housing should not reinforce social distinctions. The Borough Council supports this view and will ensure that substantial housing developments contain a mix of sizes and types of housing to aid the creation of mixed communities. In particular the council will seek to address the shortage of low-cost and affordable housing identified in the Housing Needs Survey. In line with the thresholds set for affordable housing, ‘substantial’ in the context of Policy H2(H) is taken to be sites of 25 or more units or over 1.0 hectare.

3.28 Affordable housing is covered in policy H9 and the supporting text. Low-cost market housing is defined as:

small units which are provided without subsidy to meet the needs of households with income levels just adequate to access the housing market. Access prices should relate to the average of terraced houses or flats subject to local supply levels. Low- cost housing can be provided with subsidy and if this is the case would be incorporated within the definition of affordable housing.

29 3.29 The Housing Needs Survey has identified a need for an additional 120 low-cost units in the period to 2006 for those households with income levels just adequate to access the market. The definition includes units for rent and for sale. In practice, planning cannot be used to control the price or tenure of new housing directly. It would also be impractical to control the occupancy of large numbers of market houses. It is considered that the most appropriate method is to ensure a continued supply of smaller 1- and 2-bedroomed dwellings and flats.

3.30 This does not imply that there is no need for affordable 3-bedroomed or larger dwellings. If a developer can show that the provision of dwellings with more than 2 bedrooms will genuinely contribute to the supply of low-cost units, then this is likely to be acceptable. In particular, 3-bedroomed terraced houses are generally cheaper than other forms of family dwellings.

Residential Conversions in Town Centres

H3 Within the Taunton Central Area, the use or conversion of vacant non- residential buildings or parts of buildings to residential units will be permitted provided that:

(A) the new dwellings will not be detrimentally affected by an existing or proposed unneighbourly use;

(B) the appearance and character of the building or street scene would not be harmed;

(C) the historic and archaeological heritage of the area would not be harmed; and

(D) the proposal would not conflict with policies to protect the integrity of the shopping frontages.

Requirements of policies S1 and H2 not covered in (A) to (D) above will not apply to these proposals.

3.31 Town centre housing has several advantages over other less central locations. The main advantage is the likely reduced need for residents to travel, because of proximity to jobs, services and public transport. Increasing the number of residents living in the central area will help to increase the vitality of the area after shop closing time with consequent community safety benefits. The Local Plan therefore encourages the use of vacant buildings for residential purposes, subject to a number of criteria. Policies S1 and H2 do not apply to these proposals, as all the relevant criteria are contained within the policy. The conversion of buildings with a recent or committed employment use will be subject to policy EC9, which protects employment land and buildings. Accordingly, in cases involving disused office buildings or other such situations, the decision will involve weighing up the benefits of housing and employment and the likelihood of the employment use occurring. In the case of ground floors within the Primary Shopping Areas of Taunton or Wellington, residential proposals are unlikely to be acceptable in accordance with policies T19 and W7.

Self-Contained Accommodation

H4 The construction of new buildings or the conversion of houses to form flats or other types of self-contained accommodation will be permitted provided they conform with policy H2.

30 3.32 The plan encourages proposals which increase the density of existing developed areas, in line with the advice in PPG13. The provision of smaller units of accommodation will also help to provide affordable dwellings, particularly available to smaller households. The development of flats, either through the conversion of existing buildings or the construction of new buildings is therefore to be permitted in accordance with the same criteria as other forms of new housing. These are set out in policy H2 and elsewhere. The parking policy M4 is also relevant.

Non-Self-Contained Accommodation

H5 The conversion of houses to bedsits, hostels or other types of non-self- contained accommodation will be permitted, provided that:

(A) there is safe and convenient access by bus or on foot to a town centre, local centre or rural centre;

(B) the proposed intensity of use will not, individually or cumulatively with other existing conversions or non-residential uses, erode the character or amenity of existing residential areas;

(C) the privacy and amenity of neighbouring dwellings would not be harmed as a result of increased noise, activity and disturbance likely to be associated with the higher intensity of occupation;

(D) external changes do not harm the character and appearance of the building or street scene;

(E) adequate refuse storage facilities are provided; and

(F) car parking will be permitted only where it can be provided without harming the character and amenity of the area. Where possible secure cycle parking will be required.

3.33 Houses in Multiple Occupation (HMOs) are a difficult issue in some parts of Taunton. The intensity of use associated with them can cause noise and nuisance problems in residential areas, particularly if they become concentrated in formerly settled residential areas of single family dwellings. Local problems have arisen in parts of Taunton, where a concentration of HMOs has developed. However, bedsits, hostels and other forms of non-self-contained accommodation are an increasingly common form of cheap rented housing, arising from the conversion of single houses. They provide a form of affordable housing, particularly for the homeless or young single people. When managed by a RSL they can provide more permanent, better quality accommodation and tend to create fewer conflicts with neighbouring residents.

3.34 Advice in PPG3 is that the conversion of the existing housing stock to meet new requirements is welcome, subject to the protection of residential character and amenity. Housing densities can be increased in areas such as town centres with good access to public transport, services and employment. Parking requirements should be relaxed or waived to allow such uses in town centres, where residents are within walking distance of shops and community facilities.

3.35 To accord with this guidance, the policy sets out a number of criteria against which proposals to convert housing to multiple occupation will be considered. These include the need for good walking or bus access to a range of facilities and

31 employment (represented by the town, local and rural centres). The policy also includes criteria to protect the amenity and character of the surrounding area. This will permit the Planning Authority to balance the need for this type of accommodation with its environmental impact and the need to retain a stock of family dwellings.

3.36 One issue to be considered, set out in criterion (B) is the cumulative impact of conversions in a small area or individual street. Experience suggests that as HMOs accumulate in particular streets or back-to-back in adjacent streets then the increased level of activity, demand for on-street parking and other changes associated with them can start to impinge on the amenity of the area. This issue will have to be assessed application by application, and there is no intention to impose a uniform quota.

3.37 The issue of noise impact on neighbouring dwellings is covered by the policy. The incorporation of noise insulation may be necessary and practical in some circumstances and it can be required by condition.

3.38 Parking requirements are set out in policy M4. Essentially these do not require additional car parking provision for such proposals but a minimum of one cycle space is to be provided. Criterion (F) of policy H5 will also apply, requiring any parking provided to be in character with the area.

Town Centre Housing

H6 Within the Taunton Central Area, the development of allocated housing sites for other uses will not be permitted unless the alternative use is more important to the vitality and viability of the town centre. Where an alternative use is permitted, the incorporation of an element of housing in the scheme will be sought in accordance with policy S3.

3.39 The importance of housing in the town centres is emphasised above. Accordingly, sites allocated for housing in the Taunton Central Area will not generally be considered suitable for other forms of development. However, where an alternative is considered to provide greater planning benefits, such as a major contribution to the vitality and viability of the town centre, it will be acceptable. In this case, the incorporation of housing as part of a mixed-use scheme will be sought. The contents of policy S3 will apply in such cases.

Conversion of Rural Buildings

H7 Outside the defined limits of settlements, the conversion of buildings to residential use will not be permitted unless;

(A) the building proposed to be converted is of permanent and substantial construction and: (1) is in keeping with its surroundings; (2) has a size and structure suitable for conversion without major rebuilding or significant extension and alteration; (3) is unlikely to attract a suitable business re-use; and

32 (4) is sited near a public road;

(B) and the proposal: (1) will not harm the architectural or historic qualities of the building; (2) does not involve the creation of a residential curtilage which would harm the rural character of the area; and (3) will not lead to a dispersal of activity on such a scale as to prejudice town and village vitality.

3.40 Planning permission will not generally be granted for new housing in the countryside, in line with policies S7 and H2. There are, however, occasions when this strict control is set aside for the conversion of rural buildings to dwellings as set out in PPG7. However, the preference is for economic, tourism or other employment- generating uses, rather than residential. Accordingly, the policy sets out the circumstances where an exception to the normal strict control is warranted. In particular, the applicant will need to show that there is little likelihood of an employment-generating use. This is likely to require information on marketing over approximately 12 months. The requirements of this policy are in addition to the general policies such as S1 and S7.

Replacement Dwellings outside Settlements

H8 Outside the limits of a defined settlement, the demolition of an existing dwelling and its replacement with a new dwelling will not be permitted, unless:

(A) the residential use of the existing building has not been abandoned;

(B) either 1) the appearance of the existing dwelling is incompatible with a rural location or; 2) it would be uneconomic to bring the dwelling to an acceptable state of repair or standard of amenities;

(C) it is a one-for-one replacement which is not substantially larger than the existing dwelling; and

(D) the scale, design and layout of the proposal in its own right is compatible with the rural character of the area.

3.41 Proposals to replace existing dwellings outside settlements will be carefully assessed to ensure that they do not erode the character of the countryside or create significant additional traffic in rural areas. In certain circumstances permitted development rights may be removed in the interests of protecting the rural character of the area. Where a Village Design Statement has been prepared by the local community this will help to emphasise the important aspects of local distinctiveness which is equally as applicable to dwellings in the countryside as to development in the village. The demolition of defective dwellings and their replacement where this involves the provision of a dwelling of the same or similar size will be allowed. However, proposals which involve the loss of a listed building or one of traditional character and design will be resisted. Proposals substantially different in terms of size and environmental impact or an increased number of dwelling units will not be permitted.

33 Affordable Housing

3.42 Affordable housing is defined as:

(A) Housing that is provided, with subsidy, for people who are unable to resolve their housing requirements in the local housing market because of the relationship between housing costs and incomes.

The types of housing which comply with the definition are: units for rent (the main group), shared ownership with grant or shared equity where land value is retained to provide housing for sale at below market levels and where control of the ‘equity discount’ can be retained in perpetuity.

(B) Rural local needs housing, the occupants of which are limited in accordance with policy H11.

3.43 The need for affordable housing is a planning consideration, and Government policy encourages Local Planning Authorities to increase the supply of affordable housing through appropriate planning policies.

3.44 Taunton Deane Borough Council is strongly committed to the provision of affordable housing as a corporate priority. The Local Plan policies reflect this commitment by seeking to meet as much of the housing need as feasible through the planning role.

3.45 The definition of affordable housing to be sought must be as clear and precise as possible and endure for the life of the Plan. Government policy requires that it should include both low cost market and subsidised housing. Both types of housing are therefore included in the definition where they are provided with subsidy. Paragraph 3.42 sets out the definition of affordable housing for the purposes of this Local Plan.

3.46 The tenure or ownership of dwellings is not controlled by planning and is, therefore, not directly referred to in Local Plan policies. However, the aim of the Government, set out in Circular 06/98, paragraph 2, to support a mix of housing within communities, is fully supported by the Borough Council. (See also policy H2(H)).

More details on the definitions are given below:

• Rural Local Needs Housing

Policy H11 provides a detailed definition

• Affordable Housing

Although affordable housing covers a range of options for its delivery, in practice most of the provision will be made through Registered Social Landlords (RSLs). Registered Social Landlords are housing associations and other landlords registered with the Housing Corporation. They are required to have open and fair policies for allocating tenancies based on housing need. The Government considers that the involvement of a Registered Social Landlord secures sufficient control over future occupancy. They will work with the Strategic Housing Authority, which has complementary objectives. Where a developer intends to provide affordable housing without the involvement of an RSL, the Council will require safeguards to ensure that it meets appropriate needs. This is likely to be secured by the use of a Section 106 agreement. Such an agreement would ensure that access to the housing is

34 limited to households complying with the definition of need established by the 2002 Housing Needs Survey, both for initial and subsequent occupiers, and at a price that such households can afford.

Need for Affordable Housing

3.47 The Borough Council commissioned a research report by David Couttie Associates to assess the need for affordable housing. This survey was carried out in December 2001 and has been conducted to ensure that it is rigorous and able to withstand scrutiny, as outlined in Circular 06/98 and PPG3. The following paragraphs set out a summary of its contents, but clearly the full report, published separately, should be examined for the details. It indicates that a substantial need for affordable housing exists in the Borough and this will not be met by the expected operation of the market and the likely investment programmes of the social housing providers, including the Local Housing Authority. Accordingly, it provides a justification for the inclusion of appropriate policies and proposals in the Local Plan.

3.48 The report concluded that there is an affordability problem in Taunton Deane for low- income households. The housing market excludes many families and single person households who are currently seeking access to local housing. Access to home ownership is beyond the reach of 65% of new/concealed households identified in the survey. Additionally, the private rented sector makes little contribution to access to affordable housing. Terraced properties sell for an average of £81,236 and first time buyers would require an income of around £20,000 to access the market through terraces. Flats are cheaper but only account for around 7.7% of sales, and cannot be seen as the main access property for first time buyers due to under supply. Access in the rural areas is more difficult both because of the lack of supply of flats and higher prices.

3.49 The survey found that there was a total affordable housing need annually for 608 units. Net re-lets of the existing stock average 477 units. In total therefore there is a need for an additional 131 units per year to be found from both the current housing strategy and sites coming through the planning process. This equates to 1,310 units during the remaining Plan period.

3.50 This need can be divided into two 5-year phases (2001-2006 and 2006-2011). This reflects both the phasing policy in the Plan and the fact that a further housing needs survey should be carried out in 5 years time.

3.51 A number of sources of affordable housing are likely to come forward, irrespective of the intervention of the Local Plan, such as existing housing association commitments, housing association new build or conversions, and the outcome of various Housing Authority strategies. The following table sets out an estimate of future supply based on current housing association and Local Authority proposals, an assessment of the future availability of public funding, the results of the urban capacity study, and by deduction the net need to be found from sites within open market developments, secured by Section 106 agreements, during the Plan period. It shows a total need for 861 affordable units on such sites during the remaining Plan period.

35 Phase 2001-2006 2006-2011 Total Affordable Housing Need (131 per year) 655 655 1,310 Supply LA/HA with planning permission/under 39 39 construction LA/Ha new build/conversions (minus those in 91 100 191 system) Other HA/LA initiatives (13x5) 65 65 130 Existing market Section 106 commitments 89 89 Total supply 284 165 449 Total to find from Section 106 sites 371 490 861

Affordable Housing within General Market Housing

H9 On suitable housing sites, the provision of affordable dwellings will be sought where:

(A) within Taunton and Wellington, the site is at least 1.0 hectare in size or is proposed for at least 25 dwellings;

(B) outside Taunton or Wellington, the site is of a sufficient size and land value for the incorporation of affordable housing to be feasible and there is a need for affordable housing in the parish or adjoining parishes; and

(C) occupants without the use of a car will have safe and convenient access to shopping, employment and education provision.

The provision of affordable dwellings sought on a site will be based on the overall need to provide for the identified affordable housing need. In assessing the level of provision on individual sites regard will be paid to the need to balance other important planning requirements and to any abnormal costs associated with the development of the site which would threaten its financial viability. Indicative targets for the allocated sites are set out in policy H10.

3.52 The preceding section set out the need for some 861 additional affordable housing units or about 27% of the anticipated level of housing on allocated and windfall sites. Government Circular 06/98 gives specific advice on the minimum size of housing site on which affordable housing should be sought, being 25 dwellings or 1 hectare in settlements over 3,000 population. It is proposed to adopt these recommended figures. In the rural area outside of Taunton and Wellington the ‘sufficient size’ referred to in criterion (B) of the policy is viewed as being sites capable of accommodating three or more dwellings. This reflects the fact that most sites coming forward in such areas will be small, and that the need for affordable housing in the rural areas is dispersed widely. This approach should ensure a reasonable provision of rural affordable housing where it is needed across the Borough.

H10 Indicative targets for affordable housing, as a percentage of the dwellings on each site, will be sought on allocated sites as set out in the following table:

36 Site Name Policy Reference Indicative Target TAUNTON Tangier T2 25% Firepool T3 25% Norton Fitzwarren T5 20% Monkton Heathfield T9 & T10 35% East of Silk Mills T13 35% SWEB Depot T14 30% Hamilton Road T15(A) 30% St James Street T15(C) 30% The Uppers, Greenway Road T15(H) 35%

WELLINGTON Tonedale Mill W2 20% Cades Farm W3 35% BISHOPS LYDEARD Gore Farm BL1 30% CREECH ST MICHAEL Hyde Lane CM1 35% WIVELISCOMBE Style Road WV1 30%

3.53 Circular 06/98 makes it clear that the Local Authority should set indicative targets for specific suitable sites and that they should negotiate with developers for the inclusion of an element of affordable housing on these sites. Circular 01/97 states that the use of blanket formulations, such as the 27% level outlined above, is inappropriate.

3.54 In order to secure the required number of affordable dwellings, and taking account of the nature of individual sites, indicative targets have been set in a range between 20% and 35% on all sites deemed by the Local Authority to be suitable for affordable housing, and which meet the size criteria in policy H9. The level being determined by the need to fulfil other planning objectives and whether the application of the higher level would threaten the economic viability of the site. Greenfield sites have in general been allocated a 35% target. Other sites have been allocated a discounted target dependent on their contribution to other planning objectives. Only where it has been proven to the satisfaction of the Local Authority that the site would become economically unviable has the lowest target of 20% been applied. Having discounted the targets to take account of site-specific costs and constraints and viability considerations, the Council would not normally expect to have to make further reductions.

3.55 Affordable housing will also be sought on suitable windfall sites in accordance with policy H9. The level of affordable housing to be provided on each site will be within the range 20-35%. The actual level being determined by any exceptional costs associated with the site which would threaten its economic viability and whether the provision of affordable housing would threaten other planning objectives which need to be given priority. Given the overall level of need in the Borough the Council will seek to maximise the level of affordable housing on both allocated and windfall sites.

37 Planning Conditions and Obligations

3.56 In order to aid the implementation of affordable housing policies the Borough Council will prepare further guidance. A draft report ‘Implementing Affordable Housing in Taunton Deane’ was published for consultation in July 2001. A revised report will be produced with the aim of providing both guidance and practical advice to developers and providers of affordable housing on the Council’s approach to affordable housing. This will set out the various options for securing the provision of affordable housing including the importance the Council attaches to the role of the Registered Social Landlords (RSLs). In most cases the provision of affordable housing will be controlled by Section 106 obligations or conditions. The Borough Council expects most provision to be made on-site. Commuted sums and off-site provision will only be acceptable in exceptional circumstances.

Rural Local Needs Housing

H11 As exceptions to H2, small affordable housing schemes which meet the local community's needs for affordable housing will be permitted on sites where housing would not otherwise be permitted, either within or adjoining the identified limits of villages and rural centres, provided that:

(A) there is a local need for affordable housing, defined as the presence of households in need of affordable housing in the following categories:

(1) households living or including someone working in the parish or adjoining parishes currently in overcrowded or otherwise unacceptable accommodation; (2) newly formed households living or including someone employed in the parish or adjoining parishes; (3) households including dependants of the households living in the parish or adjoining parishes; or (4) households including a retired or disabled member who has lived or worked in the parish or adjoining parishes for a total of five or more years;

(B) the site proposed is the best available in planning terms and would not harm the character and landscape setting of the settlement more than is justified by the housing need to be met;

(C) satisfactory arrangements are made to secure the availability of the dwellings in perpetuity for occupiers who are in a category of need as defined in criterion (A), or other genuine housing need only where this is necessary to secure full occupation of the scheme;

(D) the proposal does not incorporate high value housing to offset a lower return on the affordable housing; and

(E) the layout and design of the scheme conforms with policy H2.

3.57 In the rural areas, the numbers of sites which meet the requirements of policy H9 is likely to be very limited. However, there is a continued need for a smaller scatter of affordable houses to meet local needs in these areas. An alternative approach is,

38 therefore, applicable in the rural area, known as the ‘exceptions approach’ because it operates by allowing exceptions to normal housing policy.

3.58 Under this policy, village or rural centre sites which would not be permitted for general housing development under policy H2, usually because they are outside the settlement limits, may be acceptable for local needs housing development. The inclusion of rural centres is justified because they fall below the 3,000 population threshold of a rural settlement set out in PPG3 and elsewhere.

3.59 Such proposals will only be acceptable where there is a proven local need, as defined in the policy, sufficient to overcome the need to conform with the normal planning policies. Environmental and other standards will still apply, such as those in policies S1, S2, S5 and S7. The most relevant criteria in policy H2 are (B)-(G).

3.60 The control of occupation will be through condition or obligation attached to the planning permission, based on criterion (C) of the policy.

Agricultural or Forestry Workers

H12 Dwellings for agricultural or forestry workers will be permitted outside the limits of settlements provided there is a proven functional need for the dwelling there and the farm or forestry unit for which it is sought is proven to be financially viable.

3.61 Dwellings for agricultural or forestry workers are occasionally required on a farm or forestry unit for specific reasons. In planning terms, agriculture also includes horticultural uses. When an application is made, it should be supported by evidence that there is a functional need for the dwelling on the unit and that the unit is financially viable. Specific, detailed tests are set out in PPS7. The other policies particularly relevant to these applications are S1, S7 and H13.

H13 Where agricultural or forestry dwellings are permitted in accordance with H12, appropriate conditions will be used to retain the dwelling for agricultural occupation. Applications to remove these conditions will not be permitted unless:

(A) the dwelling is no longer needed on that unit for the purposes of agriculture or forestry;

(B) there is no current demand for dwellings for farmers, farm workers and foresters in the locality; and

(C) the dwelling cannot be sold or let at a price which reflects its occupancy condition within a reasonable period.

3.62 Where new agricultural or forestry dwellings are permitted in accordance with policy H12, they will be tied to those employed or last employed in agriculture or forestry. The removal of these ties will be permitted only exceptionally, where there is a proven lack of need in the locality for agricultural or forestry dwellings. The following specific issues will need to be examined, and supporting evidence provided by the applicant:

• existing demand or lack of it by agricultural or forestry workers;

• vacant agricultural dwellings;

39 • recent applications for agricultural dwellings;

• recent applications for Council, housing association or other forms of affordable housing by agricultural workers; and

• disposal efforts including advertising and asking price.

Gypsy and Traveller Sites

H14 Outside the defined limits of settlements, sites for gypsies or non- traditional travellers will be permitted, provided that:

(A) there is a need from those residing in or passing through the area;

(B) there is safe and convenient access by bus, cycle or on foot to schools and other community facilities and they are sited near a public road;

(C) a landscaping scheme is provided which screens the site from outside views and takes account of residential amenity;

(D) adequate open space is provided;

(E) accommodation will enjoy adequate privacy and sunlight;

(F) areas for business, where appropriate, are provided within sites, with satisfactory measures for their separation from accommodation spaces and the safety and amenity of residents;

(G) in the case of transit sites, there is convenient access to a County or National route;

(H) the site is not within an Area of Outstanding Natural Beauty or a Site of Special Scientific Interest, or would harm the special environmental importance of any other protected area; and

(I) adequate fencing, capable of preventing nuisance to neighbouring areas, is provided.

3.63 Gypsies are defined as ‘persons of nomadic habit of life, whatever their race or origin’ in the Caravan Sites Act 1968. The number of gypsies and other travellers within the Borough is recorded in regular six-monthly counts. When assessing the need for additional sites regard will be given to the results of past counts, the number of vacant pitches on existing sites and the incidence of unauthorised encampments. In view of the existing level of provision and limited evidence of additional need, no site has been allocated. Policy H14 establishes a set of criteria against which any applications for new sites can be assessed.

3.64 Over the past two decades or so people who are not traditional gypsies have taken up a nomadic lifestyle. As a response to this issue it is proposed to apply the same policy to such travellers as to gypsies. However, it would not be appropriate to mix the two cultures on the same site.

40

3.65 The policy recognises that sites for gypsies or travellers are suitable uses for the less environmentally sensitive parts of the countryside, where there is access to schools and other facilities. A distinction is drawn between sites for permanent occupation and transit or temporary sites. Transit sites should be located close to County or National routes to reflect the greater level of movements. Policies S1, S7 and other general policies will also apply to such proposals.

Sites for Travelling Show People

H15 Within the defined limits of settlements, permanent quarters for travelling show people will be permitted, provided that:

(A) there is safe and convenient access by bus, cycle or on foot to schools and other community facilities;

(B) necessary provision is made for off-site cycling and pedestrian facilities and highway improvements to cater safely for the expected number of trips generated by the development and minimise the proportion of car trips;

(C) the design, layout and landscaping takes account of residential amenity and the visual impact from public viewpoints;

(D) adequate open space is provided;

(E) accommodation will enjoy adequate privacy and sunlight;

(F) areas for parking and maintenance of show vehicles are provided within sites, with satisfactory measures for their separation from accommodation spaces and the safety and amenity of residents; and

(G) there is convenient access to a County or National Route.

Permanent quarters will not be permitted outside the defined limits of settlements unless criteria (A) - (G) are satisfied and:

(H) there is a need for the site in the area;

(I) there is no suitable site available within a settlement; and

(J) the proposal is outside an Area of Outstanding Natural Beauty.

3.66 Travelling show people are specifically excluded from the definition of gypsy by the 1968 Act. In some ways, however, the planning issues are similar. The winter months are a slack time for travelling shows, and such groups therefore require quarters for themselves and their vehicles during the winter. Increasingly, these are becoming permanent quarters for the elderly and children among the groups.

3.67 The preference is for such sites to be within the limits of a settlement. However, where this is not practical, then a well-screened site close to one of the larger settlements may be appropriate. Policies S1 and S7 amongst other policies will also contain relevant criteria.

41 Residential Care Homes

H16 Residential care homes will be permitted within walking distance of a range of community facilities provided that:

(A) they are within the limits of a settlement; or

(B) they involve the conversion of a building which meets the criteria in policy H7.

3.68 Residential care homes provide accommodation to those who can no longer cope with living at home. The residents are expected to be independent, so access to local facilities for them is important. Registration is required by the Council in addition to planning permission. Criteria in policy S1 and other general policies must also be considered.

3.69 Nursing homes, where the level of care is significantly greater, and the residents’ independence consequently less, do not have the same locational requirements. Somerset Health Commission is the registering authority for these.

Extensions to Dwellings

H17 Extensions to dwellings will be permitted provided they do not harm:

(A) the residential amenity of other dwellings;

(B) the future amenities, parking, turning space and other services of the dwelling to be extended; and

(C) the form and character of the dwelling and are subservient to it in scale and design.

3.70 Extensions to dwellings are one of the most common forms of planning application. They provide a method of adapting houses to new requirements, but can have an adverse impact on the character of a house or the area. They can impact on the amenity of neighbouring dwellings by blocking out light to a window or garden, by providing overlooking windows which reduce privacy or by creating an overbearing mass or bulk. Amendments to the design of extensions can usually overcome such problems and the vast majority of extension applications are therefore permitted. In addition to the issues set out in this policy, general policies such as S1 and S2 will also be relevant. In villages, the cumulative effect of extensions on the local character may be substantial. One of the roles of Village Design Statements could be to influence the design of residential extensions.

Ancillary Accommodation

H18 The conversion of an appropriate building within the curtilage of a dwelling for ancillary accommodation will be permitted. The erection of a new building within the curtilage of a dwelling for ancillary accommodation will not be permitted unless:

(A) the proposal would be less damaging to the character of the main dwelling or the surroundings than an extension or conversion which meets the need;

42 (B) it would be close enough to the main dwelling to maintain a functional relationship;

(C) it does not harm the residential amenity of other dwellings;

(D) it does not unacceptably prejudice the future amenities, parking, turning space and other services of the main dwelling; and

(E) it does not harm the form and character of the main dwelling and is subservient to it in scale and design.

Where ancillary accommodation is permitted, planning control over subsequent use or sale as a separate dwelling will be imposed.

3.71 Accommodation subsidiary to a main dwelling provides living space for relatives, often elderly. The main planning issues relate to the impact on the area and the subsequent use when the need for it no longer exists. It is particularly important that a new dwelling is not created in this way outside a settlement. Even within a settlement, the likely effect of doing so would be to create a cramped, awkward arrangement. Accordingly, the creation of a new building will only be permitted once other possibilities are exhausted. In addition to this specific policy, general policies such as S1 and S2 will also apply.

Designing Out Crime

H19 The design of new housing developments should incorporate measures to reduce the likelihood of crime which are compatible with the need to create an attractive and sustainable layout. These should include the following elements:

(A) the possibility of direct access from public areas to the rear gardens of dwellings is minimised;

(B) public spaces, circulatory routes, car parking areas and the fronts of dwellings are visible from within the maximum number of dwellings;

(C) the layout of buildings, spaces, landscaping and lighting avoids the creation of hidden or dark areas; and

(D) a mix of dwelling types is incorporated which encourages activity throughout the day, where this is consistent with the residential amenity of the area.

3.72 PPG1 states that Development Plans should incorporate policies aimed at deterring crime through design. More detailed guidance on how the planning system can be used to design out crime and design in community safety is contained in the Government publication ‘Safer Places: the Planning System and Crime Prevention’ (2004). Features which appear likely to be effective include increasing ‘passive surveillance’ of public spaces from within dwellings, making public access to rear gardens difficult, avoiding the creation of hiding places, and encouraging a mix of uses to create activity throughout the day. It is important, however, that designing out crime does not create sterile or unattractive environments, or inhibit the more sustainable forms of travel, by undue physical barriers to walking and cycling.

43 CHAPTER 4 ECONOMY

4.1 The economy of Taunton Deane is dominated by the towns of Taunton and Wellington, which contain 88% of the Borough’s employee jobs (2002 Annual Business Inquiry (Nomis)). The characteristics of these are therefore closely reflected in the overall structure of the local economy.

4.2 Taunton contains 80% of the jobs and is itself dominated by the service sector such as retailing, public services and financial services. Most of Taunton’s employees work in the town’s central area although some decentralisation of offices, retailing and leisure has occurred to sites near the motorway junction. This concentration of employment has led to the town being a focus for commuting from within Taunton Deane and from adjacent districts. This inward flow has strong implications for the transport policies of the Local Plan.

4.3 Wellington provides far fewer jobs and of a different type than its larger neighbour; a higher proportion of its jobs are in manufacturing. Wellington appears increasingly to function as a dormitory town for Taunton, and clearly this has implications for sustainability.

4.4 Elsewhere within Taunton Deane, small numbers of jobs are provided, important for their local communities.

4.5 The Structure Plan provides strategic guidance for this Local Plan. It is, itself, in line with national policies. It is the role of the Local Plan to implement these strategic approaches as adapted to reflect the particular circumstances of Taunton Deane, and in particular to allocate sites for employment-generating development at an appropriate scale and in appropriate locations.

4.6 Structure Plan Policy 16 states:

Provision will be made for about 405 hectares of land for industrial, warehouse and business development purposes over the period 1991-2011. This will include activities within classes B1, B2, and B8 of the Town and Country Planning (Use Classes) Order 1987. The distribution of the overall allocation will be as follows:

District Hectares

Mendip about 60 Sedgemoor about 95 South Somerset about 125 Taunton Deane about 115 West Somerset about 10

Provision should be made for the inclusion of such uses in mixed-use development sites where appropriate. Where such uses are included, only those allocation elements that are within use classes B1, B2 and/or B8 can be counted against the relevant allocation total for that District.

4.7 Based on the Structure Plan requirement, it is estimated that the Local Plan should allocate approximately 80 hectares of employment land. The table below sets out how this has been calculated:

44 Structure Plan requirement 1991-2011 115 ha Completions 1991-2004 40.63 ha Commitments at 2004 31.42 ha* Total gross land supply through Local Plan allocations (minus commitments) at 2004 78.50 ha Adjustment for losses of existing employment land -37.70 ha Employment land total at 2004 112.85 ha

* The ‘Commitments’ total includes land with planning permission at Wiveliscombe (part of policy WV3) and Courtlands (policy T18), totalling 5.36 hectares. This figure has consequently therefore also been excluded from Local Plan allocations total of 78.50 ha.

4.8 Taking into account completions, commitments and remaining Local Plan allocations without planning permission, the Local Plan employment land figure over the period 1991-2011 is broadly consistent with the Structure Plan requirement to provide for about 115 hectares of land for industrial, warehouse and business development.

4.9 The uses included in this requirement are as follows:

Use Class Description B1 Business (office, research, light industry) B2 General industry B8 Storage or distribution, warehousing

4.10 This chapter includes policies for the three most significant elements of the economy; industry (Classes B1-B8), retailing (Classes A1-A3) and tourism-related developments. The leisure industry is covered in the Community chapter. In general, specific proposals are contained in the various settlement chapters and these are summarised in this chapter. The advertisement control policy can be found in the final section of this chapter.

INDUSTRY POLICIES AND PROPOSALS

4.11 The industrial allocations and policies reflect the need to promote economic development in a sustainable manner. The principles of PPG13, set out in the Strategy chapter, have guided the allocations. Accordingly, the more intensive employment uses, such as offices, are guided to areas with good public transport accessibility such as the Taunton Central Area. Where freight traffic will be a particular issue, such as general industry and warehousing developments, access to the railway or main road networks will be more of an issue.

4.12 The need to promote employment in Wellington and the rural areas is a particular issue for Taunton Deane, where commuting to Taunton is a major environmental concern. Accordingly, a significant allocation is made at Wellington to increase the availability of local employment for Wellington residents. The rural centre of Wiveliscombe has a significant allocation, and a positive policy approach to rural employment proposals is set out.

4.13 The following allocations are therefore proposed in various chapters of this Local Plan. The figures are gross totals for allocated land without planning permission at March 2004.

45 Settlement Site Area Policy Taunton Monkton Heathfield 14.0 ha T9 & T11 Norton Fitzwarren 8.2 ha T6 Firepool 5.4 ha T3 Crown Industrial Estate 9.4 ha T16 Priorswood 1.8 ha T17 Tangier 2.6 ha T2 Henlade East of Henlade 10 ha HE1 Wellington Chelston House Farm 22.2 ha W4 Chelston Business Park 1.3 ha W5 Milverton Road 0.8 ha W6 Tonedale Mill 1.8 ha W2 Wiveliscombe South of Taunton Road 1.0 ha WV3 TOTAL 78.50 ha

Note Courtlands Farm policy (T18) is excluded from this table since it now has an extant planning permission. The figure for Wiveliscombe (policy WV3) likewise, excludes that part of the allocation which already has planning permission.

Employment Development

EC1 Business, industrial and warehousing development will be permitted within the defined limits of settlements, provided that;

(A) large-scale office developments will only be permitted within the settlement limits of Taunton or Wellington;

(B) in the case of industrial or warehousing proposals where freight movements are likely to be high, a freight link to the rail network or safe access to the national or county road network is provided; and

(C) within Areas of Outstanding Natural Beauty only small-scale, unobtrusive developments will be permitted.

4.14 The development of business, industrial and warehousing space (those uses within Classes B1, B2 or B8 of the Use Classes Order) will be an important factor in employment growth in the Borough. Strategic policies, such as S1, provide many of the criteria for assessing such applications. However, the travel implications of employment development are often key to the decision, so policy EC1 concentrates on locational guidance aimed at minimising travel and the impact of road freight. The locational requirements of large scale office proposals, as key town centre uses, are covered in policies EC10 and EC12.

Freight Generating Developments

4.15 Most freight is carried by road, and HGV movements can cause considerable nuisance and danger. Accordingly, it is necessary to ensure that proposals likely to give rise to such movements are located close to the main road network. The Structure Plan defines certain roads as being county or national routes, and these are considered appropriate for the purposes of this policy. Allocations of this nature are made at Chelston House Farm, Henlade and east of Monkton Heathfield.

46

4.16 As part of the sustainable transport strategy, the Borough Council is keen to promote the use of rail for freight. Accordingly, the policy supports developments which take advantage of a freight link to the railway network, although opportunities for this within the Borough are limited.

Development in Areas of Outstanding Natural Beauty

4.17 The Quantock and Blackdown Hills are designated as AONBs and are protected as nationally important landscapes. The Plan promotes small-scale employment development in rural areas (see policies EC6–EC8), in order to support the rural economy. However, development policies for AONBs set the protection of natural beauty as the highest priority, so policy EC1 provides additional guidance for these sensitive and important landscapes.

Expansion of Existing Firms on Land Subject to Restrictive Policies

EC2 Proposals by existing firms to expand onto land subject to restrictive policies will be permitted where relocation to a more suitable site is unrealistic, and where the economic benefit of the proposal outweighs any harm to the objectives of the relevant policy. Mitigating measures will be sought to reduce any environmental impact to a minimum.

4.18 A number of existing businesses within Taunton Deane are long established local employers, but are located in open countryside or other areas where restrictive policies apply. However, such firms occasionally need to expand and it is not always realistic to expect them to relocate. Such proposals will be assessed by weighing the economic benefit of the proposal against the harm (such as visual or nature conservation) likely to arise. Where a proposal is to be approved, then mitigating measures such as landscaping, good design and wildlife management will be sought to keep any adverse impact to a minimum, or even to improve on the previous situation.

EC3 Subject to other development control considerations, proposals for the extension of existing employment estates will be permitted where:

(A) it can be demonstrated that the land is readily capable of development before 2006 and is well served by infrastructure; and

(B) it will help meet the short term need for sites of a quality design and layout suitable for B1 light industrial, B2 and B8 uses; and

(C) the existing estate is strategically located with good access to the national route network (road and/or rail); and,

(D) it is of a scale compatible with the existing estate; and

(E) development would not result in significant adverse environmental or amenity impacts.

4.19 Although the Local Plan has allocated sufficient employment land to meet the Structure Plan requirements, the Council recognises that much of this land may not be available for development until the later phase of the Local Plan (after 2006), resulting in a short-term deficiency of a range of sites readily capable of

47 development. Policy EC3 therefore provides a range of criteria to ensure that additional employment land can be released if it results in a wider range of strategically located opportunities of a scale and design appropriate to the identified needs of the Borough. This policy is unlikely to apply to the Wellington area since a good supply of land readily capable of development and appropriate to the town’s employment needs already exists. The retention of this policy after 2006 will be considered through the Plan, Monitor and Manage process.

Working from Home

EC4 Within predominantly residential areas, the creation of a workplace within a dwelling will be permitted provided that the essentially residential character of the building and area is maintained by:

(A) limiting the type and level of activity, including the hours of work and deliveries, to that consistent with the residential amenity of the area;

(B) preventing any harmful future intensification; and

(C) limiting any advertisement to a small, discrete notice.

4.20 Working from home is increasingly common, and can often commence without the need for planning permission. Where permission is or becomes necessary, proposals will generally be acceptable where they will not harm the character and amenities of the area or neighbouring dwellings. Policy EC4 provides additional guidance to that contained in the strategic policies, notably S1.

The Rural Economy

4.21 Taunton Deane covers a wide rural area, which is experiencing the same pressures and problems as elsewhere in rural England. The vitality and viability of the rural economy is an important part of the Local Plan’s strategy, and a number of policies are put forward to support it. This emphasis on the rural economy reflects the designation of most of Taunton Deane as part of the Somerset Rural Development Area.

4.22 A strong, growing and more diverse rural economy should lead to better access to employment for rural dwellers, less need to commute into the towns and more support for rural services. There are many existing businesses in rural areas that are an important element of maintaining a healthy rural economy. Proposals involving the expansion or extension of existing employment will be assessed against policy EC2 and strategic policies, particularly S1 and S7.

Disused Airfield, Culmhead

EC5 In considering proposals for conversions, changes of use and new buildings within a site of 4.4 hectares at Culmhead indicated on the Proposals Map, the following elements of development will be sought:

(A) employment on the site limited to approximately 260;

(B) improvements to the vehicular access and public transport accessibility;

48 (C) uses limited to Classes B1, B2, C2, D1 and/or D2;

(D) the level of expected visitors limited to a low level;

(E) removal of unsightly structures on the whole of the former airfield and measures to provide screening and landscaping in character with the Blackdowns Plateau Landscape Character Area;

(F) lighting proposals which avoid light pollution;

(G) measures to avoid outside storage or working;

(H) redevelopment proposals will be permitted only where they significantly reduce the landscape impact of the complex; and

(I) no increase in overall floorspace.

4.23 The former airfield at Culmhead lies on the Blackdown Hills Plateau about 3 kilometres from Churchinford. It was used as a ‘Composite Signals Research Station’ from the 1950s, but this use has now ceased. The airfield site is still largely undeveloped, but contains a complex of buildings covering 4.4 hectares, with a total floorspace of about 8,500 square metres. These buildings are of varying ages, and are completely out of character with the nationally important landscape in which they sit. The airfield has a range of unsightly structures such as the security fencing and concrete runways, largely outside this complex and within a different ownership, which also detract from the landscape.

4.24 The Borough Council has accepted that the complex has a permitted B1 business use arising from its status as a government research establishment and therefore continued B1 use is possible. Potential additional uses include those set out in the policy. However, the site is remote from any settlement, and has minimal public transport accessibility. Staff and visitors associated with any use will therefore need to access the site by car. Accordingly, in the interests of sustainability, employment and visitor generation should be kept to relatively low levels and improvements to public transport accessibility sought. The existing access is also substandard and should be improved. Development should incorporate significant visual improvements, such as landscaping and the removal of existing unsightly structures. Light pollution has been a specific problem and this should be addressed in any future use.

Conversion of Rural Buildings

EC6 Outside the defined limits of settlements, the conversion of buildings to business, industrial, warehousing, tourism, recreation, community, commercial or other employment-generating use will be permitted, provided that:

(A) the building proposed to be converted is of permanent and substantial construction, and:

(i) has a size and structure suitable for conversion without major rebuilding, or significant extension and alteration; (ii) has a form, bulk and general design in keeping with its surroundings; and

49 (iii) is sited near a public road;

(B) and the proposal would:

(i) not harm the appearance, nature conservation and historic heritage or surroundings of the building; (ii) be compatible with the rural character and landscape quality of the area, taking account of any visual improvements proposed; (iii) not harm the residential amenity of neighbouring properties or highway safety and adequate arrangements can be made for the provision of services; and (iv) not lead to a dispersal of activity on such a scale as to prejudice town and village vitality.

4.25 The conversion of rural buildings to employment use provides an important source of workspace, contributing to the rural economy. It is likely that many more will become available over the Plan period. Policy EC6 encourages such proposals, in contrast to the stricter control over residential conversions set out in policy H7.

4.26 The policy provides guidance additional to that contained in policy S1 and other general policies. The requirements of these policies may therefore lead to a refusal; for example, on wildlife or amenity grounds. Policy EN4 must also be considered, relating to the protection of habitats for owls, bats and other protected species. Where the building is listed or within a conservation area, specific additional policies will apply. The requirement of policy S1(B) is particularly relevant to consideration of proposals. Specifically, uses which would be likely to attract a significant number of trips such as offices, tourism and some leisure uses will only be permitted where they will be accessible by public transport. There should generally be no reason to exclude buildings on grounds of size alone without consideration of the proposed use. However, proposals to convert large buildings or groups of buildings, where the likelihood of traffic impact is greater, will need to pay particular regard to the requirements of policy S1, criteria (A) and (B).

4.27 In addition to guarding against traffic generation, proposals will not be permitted where the scale of use would be harmful to the vitality of nearby settlements. The incorporation of retailing in a scheme will be subject to the requirements of policy EC10 and other relevant policies set out later in this chapter. These emphasise the importance of protecting the vitality of essential rural services and of minimising travel by car. Specific policies on farm shops and garden centres may also be relevant.

Rural Employment Proposals

EC7 Outside the defined limits of settlements, the development of new small- scale buildings for business, industrial, warehousing, tourism, recreation, community, commercial or other employment generating use, excluding retailing, will be permitted provided:

(A) the site is near a public road;

(B) the site is adjacent to the limits of a village within which there is no suitable site available; and

50 (C) there would be no harm to the residential amenity of neighbouring properties, landscape or highway safety and adequate arrangements can be made for the provision of services.

4.28 In addition to the conversion of buildings in rural areas, there is likely to be a need for new employment buildings. Policy EC7 provides guidance and general policies such as S1 and S7 will also apply to such proposals. Policy S1(B) is particularly relevant, in that uses which would be likely to attract a significant number of trips will only be permitted at locations accessible by public transport.

4.29 For sustainability and traffic reasons, and to limit the visual impact, policy EC7 refers to small-scale proposals. This will be taken to refer to a maximum of 500 square metres. Policy S7 in particular may reduce the acceptable size further, depending on the nature of the site and its surroundings and the need to protect the area’s rural character.

4.30 The policy ensures that proposals involving sites within villages are developed before new buildings in the countryside are permitted.

4.31 Proposals for new rural retail development are covered by policy EC10 which limits them to sites within villages or rural centres.

Farm Diversification

EC8 Proposals for the diversification of farm-based enterprises will be permitted provided that:

(A) the proposal is compatible with the agricultural operations on the farm; and

(B) existing farm buildings are utilised wherever possible.

4.32 PPG7 encourages farm diversification, recognising that with the changing structure of the agricultural industry farmers increasingly look to diversify beyond agriculture in order to supplement their incomes. These ventures can add value to local produce and help to widen the rural economic base, whilst maintaining local employment. This policy allows for farm businesses to diversify their activities beyond those ancillary to farming. Whilst activities may not be directly agricultural, they should allow for the remaining farm business to continue to be run effectively. Proposals are encouraged that secure the re-use of existing buildings. There are a number of other policies that are particularly pertinent to proposals for farm diversification. The requirements of those policies may be relevant to a particular case, with the outcome of this being the control of certain activities.

Loss of Employment Land

EC9 Proposals which lead to the loss of existing or identified business, industrial or warehousing land to other uses, including retailing, will not be permitted unless the overall benefit of the proposal outweighs the disadvantages of the loss of employment or potential employment on the site.

51 4.33 Land which is in employment use (within Classes B1 - B8) or which has the potential to provide employment as a result of a planning permission or Local Plan allocation, is an important economic resource. Its loss to another use should not therefore be permitted unless clear planning advantages would result from the closure. These may be reflected in a specific Local Plan proposal, justified individually, or in environmental gains arising from the relocation of an existing ‘problem’ activity to a more suitable site in the area, or a disposition of land uses more in line with the Plan’s strategy.

4.34 Alternatively, where it is clear that the continued employment use of existing buildings, or redevelopment of the buildings for employment, are unlikely to be viable, an alternative use may be considered. In such cases, the preference would be for a mixed-use proposal, incorporating employment where this can be achieved. This is in line with the strategy to ensure the best use of already developed land. However, where the site is undeveloped, such as a greenfield employment allocation, then this strategy does not apply. Accordingly, such an assessment should take place through the Local Plan process.

MAJOR TOWN CENTRE USES

The Importance of Town Centres

4.35 Town centres are the traditional (and continuing) focus for retail, cultural, leisure and business activity. They are also an important focus for residential development. Town centres provide a wide choice of facilities and services at locations which are highly accessible to both public and private modes of transport. This facilitates choice and ease of movement for shoppers, visitors, residents, employees and goods. The range of available services and facilities within most town centres is diverse, and includes shops (in particular comparison goods, such as fashions, books, jewellery, audio), retail service trades, financial and professional services, and leisure facilities. In addition, town centres also offer many employment opportunities, primarily within the services identified above, but also in the general office sector. The importance of town centres is reflected in recent Government advice which emphasises the protection of town centre vitality and viability.

National and Strategic Advice

4.36 Sustaining and enhancing the vitality and viability of town centres has been a much- publicised objective of recent Government policy. Indeed, the core theme of recent advice in PPG6 (Town Centres and Retail Development) is the need to regenerate the nation’s city, town and district centres. With this in mind, the Government’s objectives are to:

• sustain and enhance the vitality and viability of town centres;

• focus development, especially retail development, in locations where the proximity of businesses enables competition from which all consumers are able to benefit, and which maximises the opportunity to use means of transport other than the car;

• maintain an efficient, competitive and innovative retail sector; and

• ensure the availability of a wide range of shops, employment, services and facilities to which people have easy access by a choice of means of transport.

52 4.37 The policies of the Somerset Structure Plan Review reflect the advice in PPG6, emphasising the importance of maintaining healthy and vibrant town centres, a sequential test to site selection, and the promotion of sustainable development. They also seek to ensure the maintenance of a range of convenient and accessible local facilities, both within towns and the rural areas.

4.38 With particular reference to new retail development, Structure Plan policies emphasise the importance of ensuring that the scale of new facilities is compatible with a settlement’s size and strategic significance. This is of vital importance, especially given the relative size of Taunton and Wellington town centres. As a consequence, and in accordance with Local Plan strategy, the policies aim to ensure that Taunton remains the focus for the majority of major new retail development, whilst allowing scope for appropriate development within Wellington.

RETAILING

4.39 The retail industry provides many jobs and makes an important contribution to the local economy. A key characteristic of this industry has been its dynamism and propensity for change. Indeed, the previous 20 years have witnessed the rapid emergence of many new retail formats, a number of which have sought locations away from town centres, the traditional focus of shopping activity. Within Taunton Deane, these changes have been most noticeable at Taunton itself, with the development of out-of-centre supermarkets and retail warehouses.

4.40 Since the early 1990s, Government planning advice has promoted ‘sustainability’ as a key theme to guide consideration of new development proposals. For the retail industry, there have been significant consequences. For example, it is now increasingly apparent that the location of stores and the way in which people choose to shop can have a significant impact on sustainable development criteria, such as town centre vitality and viability, travel patterns, congestion and accessibility.

4.41 Whilst having regard to such considerations, it is essential that the planning system continues to facilitate economic growth within the retail sector. This can only be achieved by continuing to recognise and accommodate the innovative nature of the industry. However, appropriate choice of location for new retail development is essential, and in assessing new proposals, the continued health of town centres is considered to be of paramount importance.

4.42 To protect the health of our town centres, it is essential to have knowledge of the amount of new retail development that can be accommodated without causing undue harm to overall town centre vitality and viability. To obtain such advice, the Borough Council commissioned a Retail Capacity Study. This document was published in August 1999, and provides an in-depth assessment of potential capacity (the demand for new floorspace that is generated by increasing levels of available expenditure within the local economy) for a variety of retail formats in both Taunton and Wellington. The key findings of the Study are summarised in the following paragraphs.

Taunton: Convenience Goods

4.43 Proposals for a major food superstore at Tangier (refer to policy T2 and paragraphs 8.48 & 8.49) and smaller food store at Wood Street (refer to policy T24 and paragraph 8.233), both of which have subsequently been implemented, were of a scale to take up all available capacity for major convenience retail development

53 within the Taunton catchment until the end of the Plan period. There was therefore no need to allocate any more land for such development within the Plan.

Wellington: Convenience Goods

4.44 It is expected that a small amount of capacity for food retail development will emerge in the Wellington catchment area (500 square metres net by 2001, rising to 700 square metres net by 2011). However, the Study also established that a large proportion of available convenience expenditure in Wellington is currently lost to Taunton. It concludes that, to address this, Wellington would benefit from having a larger food store within the town. Such a store must be able to offer a wider range of products than is currently available if it is to compete more effectively with Taunton’s food superstores and reduce the amount of lost convenience expenditure. Taking account of the effect of reclaimed trade, the Study recommends that there is scope for an increase of approximately 850 square metres net floorspace for food retail development, which should be planned for in the short term. In response, the Local Plan has allocated two sites within the town centre for mixed-use redevelopment (refer to policy W11). Both are capable of accommodating a large food store, as well as other uses such as comparison goods retailing, leisure, housing and commerce. It is likely that there is scope for only one large supermarket to serve the town. As both sites are equally suitable in terms of planning policy, it is considered appropriate to allow the operation of market forces to determine how the sites are developed.

4.45 The short-term capacity figure identified above is not a rigid target or a limit to future growth. Addressing the issues of lost convenience expenditure and limited consumer choice is likely to need a new foodstore which provides a floorspace increase of greater than 850 square metres. In view of the town centre location of the sites allocated for such development, this is likely to be acceptable, although a retail impact study may be requested dependent upon the size of the proposal.

Local Centres: Convenience Goods

4.46 The study suggests that new small-scale shopping facilities can be provided within the existing and proposed local centres. However, the scale of such provision needs to be carefully controlled, to avoid issues of trading impact and excessive private vehicular travel. At the proposed local centres, the likely form of such provision is a small general neighbourhood convenience store, similar to the local centre facilities found elsewhere within Taunton, such as at Livingstone Way and the Comeytrowe Centre. Further advice is to be found at policies EC11, T7 and T9.

Taunton: Town Centre Comparison Goods

4.47 The Study illustrates that there is plenty of capacity for further comparison goods floorspace in the town centre. It amounts to an additional 3,500 square metres net by 2001, rising to 13,500 square metres net by 2006, and about 25,000 square metres net by 2011. Town centre allocations at The Crescent (policy T23) and Wood Street (policy T24) provide the opportunity to accommodate a significant proportion of this growth. However, towards the end of the Plan period there may be under- provision which will necessitate the exploration of other opportunities. This could involve consideration of the County Cricket Ground or land to the rear of the Old Market Centre, should such sites become available (refer to paragraph 4.52 below). Indeed, other sites may also emerge as worthy of consideration. The identification of new site(s) to accommodate anticipated demand for durable goods floorspace towards the end of the Plan period will be considered as part of the review of the Local Plan.

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Taunton: Retail Warehousing

4.48 Taunton has good provision of retail warehousing, which is concentrated at Hankridge Farm and Priory Fields (see paragraph 8.195). A commitment for some 4,000 square metres of further retail warehouse provision at Toneway, (now implemented) would account for ant immediate need. However, it is estimated that there will be steady growth in the scope for further retail warehousing floorspace, amounting to some 1,750 square metres (net) by 2001, 6,850 square metres by 2006, and about 12,350 square metres by 2011. The majority of the anticipated requirement will be accommodated on the Firepool major development site (edge-of­ town centre site; policy T3), which is capable of accommodating a major retail warehouse park. However, this site is not available for development until after 2004. Accordingly, in the short term, the Borough Council will direct any immediate demand to the Tangier major development site, which has the potential for some small-scale provision.

Wellington: Durable Goods

4.49 Wellington’s role as a durable goods shopping destination is constrained by the close proximity of Taunton. Accordingly, the town only has a modest capacity for further durable goods floorspace, equating to 150 square metres (net) by 2001, 600 square metres by 2006, and 1,100 square metres by 2011. Such small levels of growth do not necessitate the allocation of sites specifically for durable goods floorspace. However, the two town centre redevelopment sites allocated by policy W11 do present conveniently located opportunities. In addition, the Borough Council will look favourably on proposals to modernise floorspace within Wellington town centre through the amalgamation, refurbishment or redevelopment of existing retail units, in accordance with policy EC14.

Local Plan Allocations

4.50 To accommodate the identified retail capacity and other town centre uses, the Local Plan allocates land within (or on the edge of) Taunton and Wellington town centres as follows:

• The Crescent – Taunton town centre, 1.4 hectares (policy T23) • Wood Street – Taunton town centre, 0.8 hectare (policy T24) • Tangier – Taunton edge-of-town centre, 3.9 hectares (policy T2) • Firepool – Taunton edge-of-town centre, 4.3 hectares (policy T3) • Bulford – Wellington town centre, 0.8 hectare (policy W11) • High Street – Wellington town centre, 0.9 hectare (policy W11)

4.51 In accordance with guidance in PPG6, all these sites are considered to be suitable for retail development (in whole or part), as well as being available for development within a reasonable period of time (refer to the appropriate policy for further discussion).

4.52 As noted at paragraph 4.47, the Borough Council may be required to explore other opportunities (sites) for town centre comparison goods retail development, towards the end of the Plan period. Somerset County Cricket Club have made known their intentions to possibly relocate to a new improved ground, in order to provide facilities appropriate to a First Class County Ground, capable of hosting national and

55 international events. There are currently no such facilities in the region. The Borough Council own land adjoining the existing site and will work with Somerset County Cricket Club to explore the potential of expanding their existing ground to provide facilities of the appropriate standard. However, if this is not feasible, and relocation is the only option, then their existing site, which is within the town centre, could provide a useful extension to the shopping centre, linking into the proposed retail warehousing site at Firepool. Land to the rear of the Old Market Centre, which comprises multi-storey car parks and office developments, could function as a natural extension to the southern end of the primary shopping area. However, it must be emphasised that both of these sites are only seen as areas of potential at this stage, with no commitment to them. There are many matters still to be resolved, including transport issues, townscape considerations, as well as the relocation proposals. In compliance with PPG6 and strategic policy, these sites would be considered for a range and mix of appropriate town centre uses in compliance with the relevant Local Plan policies.

4.53 In total, the Plan allocates approximately 15.1 hectares of land for retail development (including new local centre development). In the medium term, the Borough Council does not anticipate the need to release any other land within the Borough for major retail development. During this time, any proposal for major new retail development will be considered against the requirements of policies EC10, EC11, EC12 and EC13. The provision of further sites to accommodate any longer term requirement not met by the allocated sites will be considered as part of a review of the Local Plan. The retail sections of the Taunton and Wellington chapters provide more discussion and guidance, as well as dealing more directly with town centre vitality and viability.

LEISURE AND ENTERTAINMENT

4.54 Since the early 1990s, the leisure and entertainment industry has experienced a period of boom. This has been most noticeable with the rapid national expansion of multiplex cinemas, health and fitness clubs, ten-pin bowling alleys and family entertainment centres. However, other elements of leisure and entertainment industry, such as restaurants, public houses and wine/café bars have also experienced a period of rapid growth. Within Taunton, this growth has been focussed at Hankridge Farm, a retail and leisure park near Junction 25 of the M5 motorway. This site contains a cinema, ten-pin bowling alley and a number of restaurants.

4.55 In contrast, the growth in leisure provision within Taunton town centre has been slow. The town centre’s last cinema closed in 1994. This was followed by a period of virtual stagnation in any form of new leisure provision. Town centre vitality and viability studies in 1997 and 2002 (referred to at paragraph 8.196) highlighted this problem, stating that the principal weakness of the town centre was the under- representation of restaurants and insufficient leisure opportunities to sustain a vibrant evening economy. However, the completion of the pedestrian priority scheme (October 1996), followed by major town centre investment from a number of multiple retailers, provided the catalyst for new investment from a number of nationally-owned public houses, as well as café bars and restaurants. The Borough Council is now aware of strong demand for further leisure provision within Taunton.

4.56 In accordance with the requirements of the sequential test (PPG6) the Borough Council will direct all future major leisure provision towards Taunton town centre. The Borough Council is aware of a major demand in Taunton for new cinema screens. Such provision will only be permitted within or adjoining the town centre. The Plan has identified a number of opportunities to accommodate leisure provision,

56 including The Crescent (policy T23), Wood Street (policy T24), Tangier (policy T2) and Firepool (policy T3). Provision of an appropriate scale will also be permitted within Wellington town centre (refer to policy EC10). The town centre redevelopment sites at Bulford and High Street (policy W11) provide appropriate opportunities.

OFFICES

4.57 The service sector is the dominant source of employment in the Borough, providing jobs for more than 80% of the workforce. Particular concentrations of such employment are office-based, and include public administration, professional business and financial services. The distribution of such offices throughout the Deane is a major influence on peak hour travel patterns.

4.58 Taunton town centre has the largest office-based employment sector in Somerset. It provides the administrative base for both Taunton Deane Borough and Somerset County Councils (together employing approximately 1,600 people). In addition, the town centre provides an important base for government departments, banks, building societies, insurance companies and many other professional and business services. These offices are a key contributor to the health and diversity of the town centre. Taunton also has a number of out-of-town centre offices. The largest complex is based at Blackbrook, a major business park which adjoins Junction 25 of the M5 motorway. This site comprises 13.3 hectares of land, much of which is now developed. The site is currently occupied by a variety of occupiers, including financial institutions and government agencies. In contrast, Wellington has only a limited office sector, reflecting the sub-regional dominance of Taunton.

4.59 The application of the sequential test (PPG6) will require all proposals for major new office development to be directed towards Taunton town centre, although office development of an appropriate scale will also be permitted in Wellington town centre (refer to policy EC10). Policies T2 and T3 provide for opportunities within the major mixed-use development sites of Tangier and Firepool. Policy W11 provides opportunities within Wellington town centre. Proposals for new offices at the Blackbrook Business Park (or other outstanding commitments) will not be subject to the sequential test.

RESIDENTIAL UNITS

4.60 Residential units are an important contributor to town centre vitality and viability, being a source of daily activity, as well as providing doorstep custom for shop units. In addition, the presence of residential units provides an enhanced atmosphere of security for those passing through and living within the town centre. Delivering more residential units within the town centre, be it as part of a mixed-use development site or through the conversion of vacant space above shops, can add significantly to the health of the town centre, and can assist with the implementation of various objectives, including:

• the enhancement of listed buildings and conservation areas (particularly through the conversion of vacant and under-used property);

• reducing travel requirements; and

• reducing the amount of land required for greenfield development.

4.61 Accordingly, new residential development is included as an acceptable use within all of the allocated town centre redevelopment sites (Taunton and Wellington). In

57 addition, a number of small sites within or on the edge of Taunton town centre are allocated specifically for residential development (refer to Chapter 8 - Taunton). Policy H6 recognises the importance of new housing development within the town centre.

Accessibility of New Development – Major Travel Generators

EC10 Taunton and Wellington town centres will be the priority location for major retail development and other key town centre uses. Where such facilities cannot be located within these town centres, preference for site selection will be as follows:

(i) edge-of-town centre sites, followed by (ii) local centres, followed by (iii) edge-of-local centres, followed by (iv) out-of-centre sites in locations that are (or can be made) accessible by a choice of means of transport

Key town centre uses are defined as: major retailing, leisure and entertainment facilities, and large-scale offices.

For Wellington, key town centre facilities will be limited to a scale which seeks to serve a catchment limited to that of the town and its dependent rural areas.

4.62 Town centres are the traditional focus of a range of activities, including retail (Classes A1, A2 & A3), leisure and commerce. They are highly accessible to a range of travel modes, including public transport, cycling, walking and the private car. Policy EC10 aims to maximise accessibility for all employees and customers to the full range of key town centre uses. In so doing, this will also help to protect town centre vitality and viability, and minimise reliance upon the private car. The policy is therefore important in helping to implement a range of sustainability objectives.

4.63 To realise these objectives, the policy introduces the ‘sequential test’ as outlined in PPG6 (Town Centres and Retail Development - 1996) and PPG13 (Transport - 2001). This test states that the first place to look to accommodate key town centre uses is within existing town centres. Where there are no town centre sites available, then consideration should next turn to edge-of-centre sites, followed by district and local centres. Only where there are no town centre, edge-of-centre, district and local centre, or edge-of-local centre sites available, should consideration be given to out- of-centre sites. Even then, priority will be given to potential opportunities within existing retail parks, or sites which are accessible by alternative modes of travel. The supporting justification to policies T22 and W10 defines Taunton and Wellington town centres. Local centres are identified in the supporting text to policy EC11. It should be noted that there are no district centres (PPG6 definition) within the Borough, nor are any planned; hence their omission from the policy wording.

4.64 When undertaking the sequential test, a situation may arise where, for example, two or more edge-of-centre sites are identified as being suitable for the proposed development (in the absence of any town centre opportunity). In such situations, the means of choosing the most suitable of these sites for the development will rest upon a range of factors, including its distance from the town centre, and accessibility by a range of travel opportunities (policy EC12). The same considerations will apply where a choice may have to be made between a range of out-of-centre sites (in the absence of any town centre/ edge-of-town centre opportunities).

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4.65 Policy EC10 identifies the key town centre uses. Major retail (Classes A1, A2 & A3), leisure and entertainment facilities are defined as any such use which seeks to serve more than a localised (neighbourhood) catchment; in other words, they are ‘destination’ uses reliant on a large catchment area for their customer base.

4.66 Extensions to existing major retail, leisure and entertainment facilities beyond town centre locations will also be subject to the requirements of policy EC10. The only exception to this will be proposals that seek to improve customer comfort, such as by increasing circulation space within a retail store by providing more tills/wider aisles etc, and are unlikely to significantly increase their customer throughput. The requirements of policy EC12 will still apply to such proposals.

4.67 Small-scale retail and leisure uses which directly seek to serve a neighbourhood catchment, such as local shops, pubs and hot food establishments (including such development within and adjoining existing local centres), will not be subject to the requirements of policy EC10. However, policy EC11 and policies EC12 and T27 apply to the consideration of such proposals.

4.68 Large-scale offices are those likely to employ more than 20 staff (so with a potential for 20 daily commuting trips). Research indicates that offices tend to contain about one member of staff for each 30 square metres gross floor area. Accordingly, the policy will apply to office proposals with gross floor areas of 600 square metres or above. The policy is not intended to prevent the development of small office businesses in residential or rural areas providing local employment.

4.69 The policy recognises that there is a major difference in scale between Taunton and Wellington town centres. Taunton is a centre of sub-regional status serving a large hinterland, while Wellington is a small market town. Consequently, it is appropriate to ensure that uses that will generate trips from across the Borough and beyond are directed to the highly accessible Taunton town centre. Major facilities in Wellington will be restricted in scale to those which seek to serve a catchment limited to that of the town and its adjoining/ dependent rural parishes (those rural areas which traditionally look to Wellington for a range of daily services).

4.70 Policy EC12 identifies an additional range of criteria which all new proposals for key town centre uses must address. Proposals for development within Taunton and Wellington town centres will also be subject to policies T19-T22, and W7-W10. Policies S1 and S2 identify important issues which all proposals for key town centre uses must address.

4.71 The transport, access and circulation requirements as set out in policies M1-M3 restrict the ability of out-of-centre developments to compete with central locations by providing excessive car parking. Instead, where such major trip attractors are permitted, they will be required to ensure that their non-car accessibility is high.

Local Service Provision within Taunton and Wellington

EC11 Beyond the town centres, the vitality and viability of local service provision within Taunton and Wellington will be maintained and enhanced and the level and diversity of such facilities improved. This will be achieved as follows:

(A) by allocating new local centres within the major development site proposals for Norton Fitzwarren and Monkton Heathfield;

59

(B) by permitting the provision of additional or enhanced local facilities within or adjoining the existing local centres; and

(C) by permitting proposals for individual local shops and public houses elsewhere within the defined settlement limits of Taunton and Wellington, subject to there being no adverse impact upon the vitality and viability of a defined local centre (existing or proposed).

4.72 PPG6 recognises that local centres provide important shopping facilities and other services to local communities. They also help reduce the need to travel by private car. For the purposes of this policy, a local centre is defined as a small group of local shops usually comprising a newsagents, a general grocery store, a sub-post office and occasionally a pharmacy, a hairdresser and other small shops of local nature. Some local centres also contain a larger food store, although their scale is of purely local significance.

4.73 Criterion (A) identifies the provision of new local centres as part of the Norton Fitzwarren and Monkton Heathfield major development sites. At present, neither Norton Fitzwarren nor Monkton Heathfield has an identifiable local centre, although both have a small range of local shopping facilities such as convenience stores. The large residential allocations at these sites present the opportunity to provide enhanced community and shopping facilities to serve the expanded settlements. However, the emphasis will be given to providing purely local facilities, in order to reduce travel requirements. Policies T7 and T9 provide further details.

4.74 Existing local centres are considered as suitable locations for the development of additional or enhanced local facilities of an appropriate scale (criterion (B)). The identification of the local centres was based on the ability of the centre concerned to serve the daily needs of a large residential catchment population. In total 8 existing local centres have been identified (all in Taunton), ranging in size from only 4 units (Livingstone Way) to 22 units (Rowbarton). However, all are considered to perform a very valuable function. The local centres referred to in criteria (B) and (C) are as follows:

Existing (all in Taunton)

1 Comeytrowe Centre 2 Galmington Road 3 Lisieux Way 4 Livingstone Way 5 Mountfields Road 6 Priorswood Place 7 Roman Road 8 Rowbarton

Proposed

9 Monkton Heathfield, Taunton 10 Norton Fitzwarren, Taunton

4.75 As well as shops, other small-scale facilities, such as health centres, branch libraries, area community centres, local offices of the Borough and County Councils, primary

60 schools, pubs and restaurants, will be permitted within or adjoining the existing defined local centres, subject to the provisions of policies EC12 and T27.

4.76 Criterion (C) recognises the importance of permitting an extensive network of local service provision. Accordingly, proposals for individual neighbourhood shops and public houses within the residential areas of Taunton and Wellington will be allowed, provided that the proposal would not adversely affect the vitality and viability of an existing local centre as a whole or threaten the implementation of any of the two allocated local centre sites. The provisions of policy EC12 apply.

4.77 Proposals for new or enhanced local services will be subject to the requirements of policies S1 and S2. Further guidance relating to local service provision within Taunton is provided at paragraphs 8.241-8.245 and policy T27.

Major Retail Developments and Other Key Town Centre Uses

EC12 Major proposals for retail development and other key town centre uses will be permitted within the settlement limits of Taunton and Wellington, provided that:

(A) the proposal, where located beyond a town centre location, would not prejudice the Local Plan strategy;

(B) where proposed beyond a town centre location, there is a demonstrable need for the development;

(C) where proposed beyond a town centre location, the development, in conjunction with other proposed facilities, would not adversely affect the vitality and viability of Taunton and Wellington town centres or of any existing or proposed local centre. Similarly, the proposal must not adversely affect the availability of local service facilities within the associated settlements, rural centres and villages;

(D) the proposal is in a location which can deliver safe and convenient access for a significant proportion of the likely catchment population by public transport, walking or cycling, and will not result in an over-reliance on private vehicular travel; and

(E) adequate servicing arrangements are provided, so as to minimise environmental impact and pedestrian conflict.

4.78 Policy EC12 is a criteria-based policy against which all major proposals for either retail development or other key town centre uses should be assessed (including extensions to existing facilities). The supporting text to policy EC10 defines ‘major’ and ‘key town centre’ uses. Criterion (A) reflects the advice in PPG1 (General Policies and Principles), which emphasises the importance of the plan-led approach to reconciling the demand for development and the protection of the environment. The plan-led approach also has a key role to play in contributing to the Government’s strategy for sustainable development, which includes the protection of town centre vitality and viability, reducing private vehicular miles, promoting accessibility for all, and supporting the regeneration of brownfield/under-used sites. This broad strategy is reflected in the strategy and objectives for the Local Plan (see Chapter 2 - Strategy), which has ultimately led to the choice of allocated sites. Accordingly, in

61 implementing this criterion, the Borough Council will need to be satisfied that any proposal would not prejudice the implementation of those brownfield sites which are allocated for retail or mixed-use development within or on the edge of Taunton and Wellington town centres (policies T2, T3, T23, T24 and W11).

4.79 Since February 1999, it has been Government policy that all proposals for retail and leisure developments which are located beyond town centre locations, and which are not in accordance with an up-to-date development plan strategy should be required to demonstrate the need for additional facilities. This is now reflected within criterion (B). The requirement to demonstrate ‘need’ should not be regarded as being fulfilled simply by showing that there is capacity (in physical terms) or demand (in terms of available expenditure within the proposal’s catchment area) for the proposed development. Whilst the existence of capacity or demand may form part of the demonstration of need, the applicants will be required to justify the need for their proposal by considering a range of other supporting factors. This may include, for example, proving that there is a qualitative deficiency in existing provision which can be met without prejudicing the strategy and key policy elements of the Local Plan (such as sustainable development). Each proposal will need to present their individual case. Criterion (B) does not apply to proposals for new office development.

4.80 Criterion (C) introduces the protection of town centre and local centre vitality and viability, a main theme of PPG6 (the supporting justification to policies T22 and W10 define Taunton and Wellington town centres). The existing and proposed local centres are identified in the supporting text to policy EC11. Criterion (C) also refers to the importance of protecting the availability of local service facilities within the associated settlements and the rural areas. Such facilities, which include post offices, convenience/general stores, chemists, public houses and community halls, provide valuable services in locations where access to alternative provision would usually involve reliance upon private vehicular transport. The protection of town centre/local centre vitality and viability, together with the maintenance of local service availability for the rural areas, will assist with helping to reduce travel requirements, as well as maintaining such centres as viable locations for continued business and community interaction. When assessing the impact of a particular development, it is essential to not only consider the proposal in isolation, but to also take account of other proposals/commitments in the pipeline. Accordingly, the Borough Council will require the applicant to demonstrate the ‘cumulative impact’ of their proposal in association with others.

4.81 Promoting sustainable development is a main theme of all new Government planning advice and forms a central plank of the Local Plan strategy. Criterion (D) supports this by requiring all future sites for major key town centre uses to be conveniently accessible by footpaths, cycleways or public transport, in order to reduce reliance upon the private car. The implications of this are particularly important for development which is proposed at edge-of-centre/out-of-centre sites. Such sites are traditionally less accessible to modes of travel other than the private car when compared to town centre sites. Ultimately, it will be necessary for this criterion to be tested (in most instances) through the submission of a Transport Assessment (TA). The TA will need to define the catchment area of the proposed development for staff and customers. Within these catchments, it will be necessary for a significant proportion of potential staff and customers to be able to access the site by means other than the private car in safety, comfort and convenience. The TA will need to be sensitive to the nature of the proposed development, including its proposed opening hours, the volume, timing and purpose of trips associated with it, and servicing arrangements. The Borough Council will work in close co-operation with the

62 Highway Authority in assessing the implications of the TA. All such assessments should consider the implementation of policies M1-M3, as a positive measure to control trip generation. Indeed, in order to prevent an over-reliance upon private vehicular travel, it will be necessary in certain locations to seek contributions towards an improved footpath/cycleway network and/or improvements to local bus services.

4.82 General policies S1 and S2 will also apply to the consideration of all proposals for key town centre uses.

Restrictions on Unit Size and Range of Goods to be Sold

EC13 Where major edge-of-centre or out-of-centre shopping facilities are proposed, such as retail warehousing, food superstores or factory outlet centres, it will be necessary to assess the impact of the proposed development on the vitality and viability of existing town centres and/or nearby local centres. Subject to the results of a retail impact assessment, conditions may be imposed which could include:

(A) preventing the subdivision of retail units into smaller units; and,

(B) restricting the sale of appropriate broad categories of goods.

4.83 The Taunton Town Centre Vitality and Viability Study (May 1997) highlights that the particular strength of the town centre (which functions as a sub-regional shopping centre) lies in its provision of comparison goods, with the principal attraction being fashions such as clothing and shoes. At Wellington, the attraction of the town centre rests with its mix of smaller independent retailers who sell a broad range of goods to a local catchment. These goods include food, DIY products and (importantly) a variety of fashion outlets. Therefore, comparison goods retailers represent the core strength of both town centres (although each centre serves a different function). It is essential to protect such core facilities from the sale of inappropriate broad categories of goods at edge-of-centre/out-of-centre locations. Furthermore, clarifications to the sequential test (the Government’s Response to the Environment, Transport and Regional Affairs Committee: Second Report – May 2000) acknowledge that the appropriate method of implementing the test is through a ‘class of goods’ approach, with the correct approach being to assess whether the proposed goods can be sold from the town centre, and not whether the proposed format can be accommodated within the town centre. The Government allows the use of conditions to control the sale of products; for example, at edge-of-centre/out-of-centre retail warehouses and factory outlet centres (PPG6 - paragraph 3.11). Such conditions will be applied once it has been established that the principle of the proposed out-of­ centre/edge-of-centre retail development is appropriate, having regard to the full requirements of PPG6, including subsequent clarifications. The supporting justification to policies T22 and W10 define Taunton and Wellington town centres. These conditions should detail those broad categories of goods which shall not be sold. Each case will be considered on its merits. Some flexibility may be introduced at edge-of-town centre locations depending on the nature of the proposal and its perceived impact on town centre vitality and viability.

4.84 As well as imposing restrictions on the range of goods to be sold, it is also essential to impose a minimum size restriction on units at out-of-town centre/edge-of-town centre locations. The historic justification for allowing bulky goods retailers to trade at out-of-town centre locations has always been (in part) an acceptance of a lack of sufficient floorspace for the display of such goods in town centres. This argument

63 has previously been accepted in Taunton, with the development of large retail units (up to 7,000 square metres) at Priory Fields and Hankridge Farm. Such arguments do not apply to retailers who only require a small amount of floorspace, as they can be satisfactorily accommodated in or adjacent to a town centre. The town centres of Taunton and Wellington thrive on their diversity of retail operators, a number of whom are smaller/independent bulky goods retailers. It is essential that such retailers are retained in the interests of protecting town centre vitality and viability. Consequently, no unit of less than 929 square metres (10,000 square feet) will be permitted at an out-of-centre location. However, flexibility may be introduced at edge-of-town centre locations (such as those adjoining the Secondary Shopping Areas) depending upon the specific nature and location of the proposal.

4.85 In addition to the above, proposals for out-of-centre food retail developments may be subject to conditions which would prevent the inclusion of post offices and pharmacies. This approach will be applied where the inclusion of such a facility would threaten existing facilities in a nearby local centre, associated settlement or village, the result of which would lead to either the decline of that centre’s vitality and viability, or an increase in car use to reach alternative provision.

4.86 Proposals to incorporate typical town centre retail goods within units at edge-of-town centre/out-of-town centre locations will need to be considered with regard to relevant transport policies, including those which seek to prevent an increase in car use and promote greater accessibility for modes of travel other than the car (policy S1 applies).

Modernisation of Floorspace

EC14 Proposals to create more modern retail floorspace by the amalgamation of existing units, refurbishment or redevelopment will be supported.

4.87 The dynamic nature of the retail industry can result in retailers changing trading formats. This can include a requirement for larger sales areas, or more modern looking interiors.

4.88 Opportunities to relocate into other units are often limited, given the high demand for space. This is particularly so within the Primary Retail Areas of the town centres. Accordingly, the Borough Council will look favourably upon proposals which seek to enhance the retail offer through amalgamation of existing retail units, refurbishment or redevelopment. However, all such proposals must have regard to the relevant policy context. In particular, the Council will have regard to the contribution made to the town centres by small retail units, and the need to maintain a balance in the type and size of shop units available.

Associated Settlements/Rural Centres/Villages

EC15 The range of shopping and service facilities serving the associated settlements, rural centres and villages will be maintained and enhanced, as follows:

(A) proposals to provide new rural services, including shops, public houses and surgeries will be permitted within the defined settlement limits;

64 (B) applications which seek to improve the viability of existing services through refurbishment, conversion or extension will be permitted; and

(C) proposals which would result in the loss of shops or other community services will not be permitted where this would damage the viability of a settlement or increase car travel by local residents as a result of a significant or total loss of such services to the community.

4.89 National planning guidance now recognises the need to take exceptional measures to combat rural service decline. PPG6 stresses the importance of local shopping facilities and PPS7 emphasises the need to ‘facilitate and promote sustainable patterns of development and sustainable communities in rural areas’. Advice contained in PPG13 states that policies should promote and protect local day-to-day shops and services that are within easy walking distance of nearby housing. Services such as public houses, post offices, village halls and shops provide important facilities in rural areas in their provision of basic goods, their social and community focus, their contribution to the appearance and character of the rural scene, as tourist attractions and sources of local employment.

4.90 Proposals for new rural services (such as shops, pubs, post offices, surgeries and banks) will be permitted within the limits of associated settlements, villages and rural centres. This could involve either new build, or the change of use of existing premises. It should be recognised that proposals involving the change of use of an existing property (for example a dwelling house) to a rural service use could bring additional benefits, such as by providing affordable residential accommodation at first floor level. Similarly, proposals to improve existing facilities will be supported. General policies such as S1 and S2 will apply to the consideration of proposals for new or improved rural facilities.

4.91 There is a continuing loss of facilities such as public houses, shops and post offices from small communities, including those associated settlements close to Taunton. The Local Plan objectives require that this trend is halted, and the policy sets out the need to prevent the loss of further facilities where this would damage the viability of a settlement, or increase car travel by local residents as a result of significant or total loss of that type of facility to a settlement. The viability of a settlement relates to its ability to thrive as a community enjoying convenient access to local shops and services, and its ability to retain them. Such viability can be threatened if the range of such services falls and local people travel elsewhere, placing still more pressure on any services which remain. Many settlements are now served by just a single shop or public house, and it is vital in such a case that the existing provision is maintained. Some of the larger settlements, and particularly the rural centres of Bishops Lydeard and Wiveliscombe, still retain a variety and choice of provision which is important to local residents and community viability. In such cases, a ‘significant’ loss will be taken to mean one which reduces choice and competition to the detriment of local customers, to a point where there is a likelihood of reduced local expenditure and increased travel to alternative provision elsewhere. Services may not necessarily be within the settlement limits to provide a local service, and criterion (C) of the policy will also apply to important local facilities within reasonable walking distance of a settlement (about 400 metres).

4.92 It is accepted that occasionally a business is economically unviable and will remain so in the longer term. Preventing a reasonable alternative use in this instance would run the risk of leaving an empty property which may suffer from lack of investment

65 and eventual dereliction. Accordingly, if it can be shown that there is little likelihood of a business being viable in a particular location, then the policy will be set aside and an alternative use accepted. The assessment of viability is likely to require the submission of evidence relating to trading accounts, valuation considerations and the marketing of the business or property. For a building outside the limits of a settlement, policies H7 or EC6 will apply, for proposals to convert to housing or employment uses respectively.

4.93 The associated settlements are defined in policies T1 and W1. Rural centres and villages are defined in policies S4 and S5. Policy EC11 provides additional guidance on the appropriate scale and location of local services within rural areas. Policies EC12 and EC19 seek to protect existing accessible rural facilities from competing developments which are proposed in inappropriate locations.

New And Altered Shop Fronts

EC16 Proposals for the alteration or construction of shop fronts will be permitted, provided that:

(A) the shopfront is well-proportioned, well suited to the character of the building of which it forms part and of the street in which it is situated, and designed with due consideration for the buildings and shopfronts on either side; and

(B) independent ground floor access to the upper floors is retained, except where a safe and convenient rear or side access is available or is provided as part of the development.

4.94 Design considerations are given significant weight in Government planning guidance. For example, PPG1 emphasises the importance of good design and the need to reinforce local distinctiveness, particularly within areas of townscape value such as conservation areas. PPG6 advises that companies should adapt their ‘house style’, taking account of the character of the local area, including the existing street frontage. Criterion (A) reinforces this advice. Applicants are referred to the adopted supplementary planning guidance on shopfront design. Criterion (B) supports the objectives of policy EC18. General policy S2 also applies to the design considerations of any proposal. The installation of measures to improve shopfront security will also be subject to the provisions of the following policy.

Shop Front Security

EC17 Applications for grilles will be permitted provided that:

(A) they do not detract from any architectural features and are not detrimental to the street scene; and

(B) they are designed and finished in a way which minimises their visual impact and is compatible with the shopfront.

4.95 The introduction of inappropriate measures to increase security can seriously harm the appearance of shopfronts and the general environment of shopping areas. However, the need for businesses to protect their premises against theft and vandalism is recognised. The Borough Council is seeking to balance these two potentially conflicting needs. Those intending to install security measures are recommended to read the Council’s adopted supplementary planning guidance on

66 the subject. This provides detailed advice on the options available and encourages the provision of the least environmentally damaging solutions, many of which do not require planning permission. Proposals for the provision of external measures requiring planning permission will be considered against the policy above.

Upper Floors of Shops

EC18 The re-use of vacant and under-used floors above shops and other commercial premises will be permitted. Proposals for a variety of uses will be supported including residential, employment and community facilities, provided that the change of use does not cause a loss of retail floor space which would threaten the viability of the ground floor use.

4.96 The upper floors of shops and other commercial premises can rapidly take on a neglected and run-down appearance if no effective use is being made of the space available. The effects of this are particularly noticeable on listed buildings, and within town centres and conservation areas. By encouraging uses within the upper floors, be it residential or commercial, the improved maintenance and appearance of the building can be secured. In addition, within town centres, it is possible to secure extra interest and vitality in accordance with the aims of PPG6. Typical upper floor uses which will be permitted include residential, retail (Class A1), offices (Class A2 and B1), cafes, restaurants, leisure and surgeries. General policies S1 and S2 also apply to the consideration of any proposal.

4.97 A proliferation of signage over the frontage of a building will result in advertising clutter and a consequent adverse impact on visual amenity. Consequently, where advertising is proposed for an independent use on the upper floor(s), the Borough Council will wish to see the applicants investigate all solutions for positioning the signage at ground floor level (at or below standard ground floor fascia height). This will necessitate the co-operation of the ground floor occupier, and may involve producing imaginative designs for hanging signs, fascia panels and fixed advertising boards. Applicants are advised to seek the views of the local authority before submitting applications for advertisement consent.

Farm Shops

EC19 Proposals for new farm shops will be permitted provided that:

(A) the shop sells predominantly local farm produce;

(B) the operation does not affect the availability of accessible local shopping facilities;

(C) the on-site sale of produce direct to the public remains an ancillary operation to the main function of the farm;

(D) existing farm buildings are used where appropriate; and

(E) the shop buildings are situated within or adjacent to the existing farm complex.

4.98 Government planning advice (PPS7) encourages farm diversification proposals that contribute to sustainable development objectives and help to sustain agricultural enterprises. Proposals for farm shops should only be considered where the scheme involves the sale of predominantly (more than 50%) locally grown produce direct to

67 the public, as an ancillary operation to the main function of the farm. ‘Locally grown’ produce is defined as produce originating from within the farm holding and its environs. However, it is difficult to provide local produce throughout the year. This may require bringing in non-local produce to overcome problems of seasonality, provide continuity of employment and to ensure that a sufficiently wide selection of produce can be offered. The wording of criterion (A) addresses this issue. PPG6 warns of the potential impact of farm shops on nearby village shops. To address this, criterion (B) seeks to ensure the availability of a range of accessible services to the rural communities. Proposals that would threaten such availability, by promoting alternative provision in locations which are only conveniently accessible by private car, will be refused. Criterion (C) seeks to ensure that any retail activity remains ancillary to the main function of the farm, in order to avoid the development of inappropriate large-scale visitor intensive activities. Criteria (D) and (E) will seek to ensure that farm shops are well integrated within the farm complex, in order to avoid development which could be harmful to the character of the countryside. In so doing, the Borough Council will be mindful of the customer safety implications of such an approach. However, it will only consider other buildings on the farm where it can be proved that there would be a threat to safety within the main farm complex, and that such threats cannot be resolved through mitigation measures. General policies S1, S2 and S7 will also apply to the consideration of any proposal. Proposals for village shops are considered in the context of policy EC15.

Garden Centres

EC20 Proposals for garden centres will be permitted where they are located on land within or adjacent to towns or rural centres. The range of goods to be sold will be restricted to garden-related products only.

4.99 This policy applies to garden centres, which are predominantly retail outlets selling a variety of products including flowers, plants, shrubs, trees, tools, garden furniture, fencing, paving, sheds, conservatories, aquaria, pet products, garden ornamentation, and associated building materials. They also tend to be accompanied by an ancillary restaurant. Such retail outlets are not dependent on a countryside location. They involve the construction of large buildings and parking areas and also generate significant levels of traffic. Within the countryside, such features would be environmentally damaging and introduce further unwanted pressures. They would also run counter to the objectives of PPG6 and PPG13, which seek to reduce private vehicular miles and improve public access for all. Consequently, in order to cater for these problems, all new proposals should be directed to appropriate sites within or adjoining the larger settlements. The range of products to be sold at new garden centres will be strictly controlled (to those identified above) in order to reduce vehicular miles and protect town centre/local centre vitality and viability. Planning permission for garden centre use does not imply that general retail activities will be permitted at a future date. It should be noted that this policy does not apply to nurseries, which tend to grow the vast majority of their products on site, and are clearly dependent on a countryside location. General policies S1 and S2 will also apply to the consideration of any garden centre proposal.

TOURISM

4.100 Tourism involves travel from home and normal workplaces for both domestic and business purposes, as well as recreational day trips and holidays. Tourism in the UK has seen a long-term decline in the volume of main holidays being taken, but an increase in short breaks, additional holidays, visits to friends and relatives and

68 business tourism. Nevertheless South West Tourism figures show that in the region as a whole, long holidays by UK-based tourists continue to dominate.

4.101 Tourism contributes greatly to the economy of Taunton Deane. It supports a wide variety of jobs and services, and the 280,000 annual overnight visitors and 1.94 million day visitors spend over £94 million a year (2001). Important sectors are business visitors, accounting for one third of visitors, and the short break market, both of which are key sectors of the Borough Council’s Tourism Strategy. In this respect the Borough benefits from excellent accessibility to the motorway and main railway networks. Its strategic location makes it an ideal base from which to tour the West Country, and natural beauty, wildlife and built heritage form much of its attraction to visitors.

4.102 Tourism is dependent in the long term on the quality of the environment. Some areas are under considerable visitor pressure, leading to erosion, disturbance and congestion. This can damage the quality of the resource and can also detract from the quality of the visitor experience. Equally there are many areas that have suffered decline. Here tourism can play a useful role in providing alternative opportunities for income generation and sustaining local communities. Consistent with both planning and tourism strategies locally and nationally, and in parallel with the Borough Council Tourism Strategy, the aim is to encourage sustainable tourism which maintains the environmental qualities of the area whilst benefiting the local economy.

Tourist and Recreation Development

EC21 Tourist and Recreation Attractions

Within settlements, proposals for tourist and recreation facilities compatible with the size and function of the settlement will be permitted. Outside settlements, proposals for tourist and recreation facilities will be permitted provided that:

(A) increased visitor pressure would not harm the natural or man- made heritage; and

(B) any new buildings would be of a scale appropriate to the location and use.

4.103 The aim will be to encourage tourist and recreation attractions in places where there is the capacity to absorb visitors without harming the high quality environment which attracts them. Large-scale tourism attractions and facilities can reduce pressure on sensitive traditional tourist centres and can bring benefits to the local and wider economy. However, they should be confined to large settlements of appropriate size and function in locations accessible by a range of transport modes. All proposals will be assessed in terms of their likely trip generation. Proposals likely to lead to a significant number of trips will only be permitted where they would be accessible by public transport, cycling and pedestrian networks. Tourist accommodation is the subject of separate policies.

4.104 Within Taunton, larger-scale visitor facilities may be permitted. These should maintain the character of the historic market town and complement existing attractions. There is scope to attract tourism through encouraging further development of arts, sports and cultural facilities. Given Taunton’s strategic location and base of business visitors, it may be appropriate to develop conference and

69 exhibition facilities. Wellington will also be an appropriate location for proposals that enhance its character and existing facilities.

4.105 In the countryside, the aim is to improve existing attractions where no harm to the environment or local distinctiveness would result. The relocation of facilities away from sensitive areas is supported. New facilities will tend to be small-scale, preferably local heritage or countryside attractions compatible with a rural location. Proposals which would lead to soil erosion by horse riders, off-road vehicles/cycles and walkers will therefore be inappropriate, particularly in Areas of Outstanding Natural Beauty and wildlife sites. Other policies of relevance to proposals in the countryside include EC6, which supports the re-use of rural buildings for tourism proposals; EC7, which allows for new small-scale buildings adjacent to villages; and EC8, which relates to farm diversification.

Improvement of a Tourist Facility

4.106 Subject to the requirements of Local Plan policies, improvements to existing tourist facilities are particularly supported where they generate employment, increase the range of tourist facilities or extend the tourist season.

Land West of Bishops Lydeard Station

EC22 Land west of Bishops Lydeard Station is allocated for recreation and tourist development. Complementary recreation and tourist developments will be permitted which:

(A) support the tourist potential of the West Somerset Railway; and

(B) respect the character and setting of the station buildings, including Slimbridge.

4.107 The West Somerset Railway is an important tourist attraction and an alternative mode of transport between Bishops Lydeard and Minehead. However, facilities for visitors at Bishops Lydeard station, the southern terminus of the line, are limited. Proposals are encouraged which enhance the tourist potential of the railway. Therefore proposals for further facilities to meet the needs of existing visitors to the West Somerset Railway will be encouraged, subject to meeting the requirements of EC22, EC21 and other Local Plan policies. The site is also capable of being relatively well- served by local bus services. Any proposal should be accessible by a choice of transport modes, reducing reliance on the car. The site is potentially sensitive in landscape terms and any development must respect the setting of the station, including Slimbridge, a grade 2 listed building.

4.108 Uses should support and enhance use of the railway, and should not generate significant additional car-borne visitors. Examples of appropriate complementary development would include basic facilities for the comfort and convenience of existing railway passengers, such as a café, picnic facilities, restaurant, pub or gift shop, and associated facilities to encourage greater use of the railway, such as railway-related exhibition area or museum, craft shops or workshops or other relevant interpretive facilities.

4.109 Station Farm lies between the allocated site and the station, and it too would be suitable for similar uses. The farmhouse and some of the barns are traditional buildings worthy of retention, and provide an opportunity for attractive conversions.

70 Tourist Accommodation

EC23 Hotels and other permanently built tourist accommodation will be permitted provided that the proposal:

(A) is within a classified settlement;

(B) would not harm the landscape, built environment, or heritage of the area; and

(C) is accessible by public transport, cycling and on foot.

4.110 Hotel developments can bring economic and employment benefits for the local community, but must fit well with their surroundings in terms of siting and design. New-build accommodation is not considered appropriate outside settlements; however, conversion or re-use of rural buildings will be considered under policy EC6.

4.111 Proposals for hotels and other permanently built tourist accommodation are likely to attract a significant number of trips. Such developments must therefore be readily accessible by means other than the private car.

4.112 Proposals will also be subject to a range of other Local Plan policies in order to ensure compatibility with the local environment. For this reason, certain types of accommodation will be most appropriate in certain locations. In residential areas, bed and breakfast or a small residential hotel may be acceptable. Major hotels, particularly those with conference and function facilities, are generally more appropriate in the larger settlements in existing or allocated commercial areas.

Camping, Caravans and Holiday Chalets

EC24 Static caravan sites and holiday chalet developments will only be permitted where the proposal:

(A) would not harm the landscape and would be adequately screened;

(B) provides for access and turning by transporter lorries;

(C) has good access to the main road network; and

(D) is not situated in a floodplain or an area at high risk of flooding.

Within Areas of Outstanding Natural Beauty only small-scale, unobtrusive developments will be permitted.

4.113 Static caravan sites and chalets are an important part of the self-catering holiday sector, providing affordable holidays. They can contribute as much to the local tourism economy as would conventional permanent holiday accommodation, while generally using less land for the purpose and on a less permanent basis. However, they can have a considerable landscape impact and require great care in location, siting and landscaping. For this reason proposals for such development in AONBs will be considered with particular care, and proposals which would adversely affect the natural beauty of the landscape will not be permitted. Policy EN10 will also apply in such cases.

71 4.114 Good access to the main road network is essential, to allow for transport of units. However, it is desirable for visitors to sites to have good accessibility by public transport, cycle and pedestrian networks to minimise the need for car use in line with policy S1.

EC25 Touring caravan and camping sites will be permitted provided that the proposal:

(A) would not harm the landscape and would be adequately screened;

(B) has good access to the main road network; and

(C) is not situated in a floodplain or an area at high risk of flooding.

4.115 Touring caravan and camping sites tend to be less visually intrusive, since few are occupied in winter when natural screening is scarce. However, careful design and siting will again be required, particularly in AONBs.

4.116 Caravan and camping sites give rise to particular problems in relation to flooding. The instability of caravans places their occupants at special risk and it may be difficult to operate an effective flood warning system. Consequently, proposals for caravan or camping sites will not be permitted in areas that are at significant risk of flooding. In line with the advice in PPG25, where permission is granted for caravan or camping sites or other temporary holiday accommodation, conditions will be attached requiring the erection of warning notices and the preparation of warning and evacuation plans.

ADVERTISEMENTS

4.117 Advertisements and signs are an important part of economic activity and provide information to local people. However, unfettered spread of advertisements would quickly lead to visual clutter, particularly in the countryside. Accordingly, a regime of advertisement control is in place, similar to the planning control system for development, which aims to control advertisements in the interests of amenity and public safety.

Outdoor Advertisements and Signs

EC26 Proposals for adverts and signs will be permitted unless:

(A) their siting, appearance, proportion, design, materials, colour and any illumination cause disharmony with or detract from their surroundings, including the design, character, architectural features, fabric and finishes of any supporting building or structure;

(B) they intrude upon or harm views to and from the countryside, conservation areas, listed buildings, scheduled monuments or landmarks;

(C) they are unduly prominent or create visual clutter when viewed with any existing signs; and

(D) they present a hazard to public safety.

72

4.118 PPG19 (Outdoor Advertisement Control) states that ‘outdoor advertising is essential to commercial activity’, but that ‘a good building can easily be spoiled by a poorly designed or insensitively placed sign or advertisement’. It stresses that the display of outdoor adverts can only be controlled in the interests of ‘amenity and public safety’, and policy EC26 is consistent with this advice. The policy applies to all proposals requiring advertisement consent.

4.119 Supplementary planning guidance, ‘Advertisement Control’, published by the Borough Council, gives further information.

4.120 There is an Area of Special Control of Advertisements (ASCA) covering part of the Borough, north of the line of the former Taunton to Barnstaple railway but excluding the settlements of Wiveliscombe, Milverton and Bishops Lydeard. It allows the Local Planning Authority to enforce stricter control of advertisements, through the Town and Country Planning (Control of Advertisements) Regulations, than would otherwise be the case. The ASCA boundary was reviewed as part of the West Deane Local Plan, when it was proposed that the existing boundary remains unchanged.

4.121 In view of the fact that much of the Quantock Hills AONB is designated as an ASCA, it may be appropriate for the Blackdown Hills AONB to be similarly designated, both for consistency and to further protect the landscape from the effect of advertisements. The Borough Council will consider this designation with other local authorities within the area. If taken forward, the proposal would be pursued separately from the Local Plan.

73 CHAPTER 5 MOVEMENT

INTRODUCTION

5.1 The movement of goods and people is a vital activity and is required for most forms of social and particularly economic activity. The private car has provided an extremely flexible and increasingly affordable means for people to move, and similar attributes apply to the use of HGVs for the movement of goods.

5.2 The increasing dominance of the car is causing environmental and social problems, with effects ranging from the purely local to the global. This prompted the previous Conservative government to launch the ‘Great Transport Debate’, which was continued by the incoming Labour administration who published the 1998 Transport White Paper entitled ‘Developing an Integrated Transport Policy’.

5.3 The Green Paper’s background report gives an indication of the issues which need to be faced nationally (and internationally), illustrated by the following examples.

5.4 Transport’s share of total UK carbon dioxide (CO2) emissions has grown from about 12% in 1970 to 28% in 2002, and is forecast to continue growing. CO2 is the main contributor to the ‘greenhouse effect’, which is forecast to lead to significant climate changes, known as ‘global warming’. Virtually all of the growth in CO2 is associated with road traffic.

5.5 Similarly, the transport sector is using increasing amounts of energy. In 1970, some 22% of total UK energy was used in transport, by 1995 this had grown to 33%, and by 2003 it had increased to 35%.

5.6 These trends are essentially due to the increased use of cars and lorries, particularly the former. Car mileage has roughly doubled since 1970, and is projected to continue growing. Over the same period, bus patronage halved. The use of the car for journeys of all lengths has increased even over the past 10 years. At the same time, the average journey length and number of journeys made have increased.

5.7 In 1993/5, surveys indicated that of the 20 journeys per week carried out on average by each person, 12 were made by car and 8 were by another mode primarily walking. Excluding the 6 journeys under 1 mile, however, 11 journeys were in a car, with only 3 by any other mode.

5.8 Local figures are not as available, but the Census figures, and data collected by the County Council indicate that this national picture is reflected locally. Indeed, rural areas like Taunton Deane have seen higher rates of traffic growth than more urbanised regions, particularly London. Journeys tend to be longer because of the more scattered services and population, and public transport provision is at a lower level.

5.9 In Taunton Deane as a whole, figures from the 2001 Census indicated that 65.4% of journeys to work within the Borough were made by car or motorcycle, compared with 62.5% for England and Wales as whole. However, within Taunton Deane, the proportions vary between different areas. The following table sets out the various proportions and compares them with equivalent figures for England and Wales.

74 Mode England Taunton Wellington Rural Taunton Taunton and Wales Deane Deane Car/ 62.5 63.0 64.3 63.1 65.4 motorcycle Bus/train 14.5 3.4 3.1 0.9 3.0 Cycle/foot 12.8 24.4 22.7 9.7 19.8 Other 1.0 0.9 0.7 0.7 0.9 Work mainly 9.2 8.3 9.2 25.6 10.9 from home

5.10 The implication of these figures is that within the Borough, the residents of larger towns tend to use more sustainable transport, particularly cycling and walking, than those in the more rural areas. (It should also be noted that in rural Taunton Deane, a much greater percentage of people work from home.) This supports the strategy of focussing growth in the towns. However, even town residents are predominantly car users. Accordingly, planning and transport policies need to promote more sustainable patterns of movement.

5.11 Key to achieving a ‘modal shift’, whereby fewer people use their cars and more use is made of sustainable alternatives, is the concept of restraint. Within current legislation, the primary method of restraint lies in car parking policy. This chapter sets out the planning policies that are intended to achieve this restraint. It also provides a framework for transport provision, the main aspects of which are set out in the settlement chapters. The provision of alternatives to car travel needs to go hand- in-hand with restraint in the strategy, the two strands supporting each other.

5.12 The chapters for Taunton and Wellington set out the main proposals which seek to promote a more sustainable transport system. These range from bus provision to cycle lanes and town centre enhancements.

TRANSPORT, ACCESS AND CIRCULATION REQUIREMENTS OF NEW DEVELOPMENT

M1 Non-residential developments will be permitted provided that they cater safely for the expected number of trips generated or attracted by them and:

(A) on-site parking provision does not exceed the maxima set out in policy M2;

(B) cycle, pedestrian and public transport facilities are provided sufficient to cater safely and conveniently for those trips with no car parking provision; and

(C) provision is made for the movement needs of staff, customers and other visitors with impaired mobility or disabilities by careful positioning of potential obstructions, ramps, dropped kerbs, textured surfaces and reserved car parking.

M2 Outside the settlement limits of Taunton and Wellington, the maximum permitted level of car parking for new non-residential developments will be the standards contained in PPG13 and RPG10.

75 Within the Taunton Central Area and elsewhere within the settlement limits of Taunton and Wellington, parking provision will be limited to the following percentages of the PPG13 maxima:

(A) Taunton Central Area

80% Retailing (class A), leisure (class D2), cinemas and conference facilities

60% Employment (class B), higher and further education, hospitals, stadia

(B) Taunton and Wellington settlement limits

80% Retailing (class A), leisure (class D2), cinemas and conference facilities

60 - 80% Employment (class B), higher and further education, hospitals, stadia

Additional car parking provision for new developments will be permitted in the following circumstances:

(C) customer parking for retail proposals within or on the edge of Taunton or Wellington Town Centres, where this would contribute to the vitality and viability of the town centre as a whole;

(D) operational parking for staff who need to use their cars during the course of work where the maximum commuter car parking provision is insufficient.

Customer or visitor parking will be made available for short stay trips and not used for long stay parking. Where it is within or on the edge of a town centre, customer parking will also be made available to the general public for short stay purposes.

M3 Non-residential development will not be permitted unless, taking account of transport and car parking provision proposed in conjunction with the development:

(A) the required level of accessibility by public transport, cycling and walking, can be provided in a manner that is both safe and convenient; and

(B) the highway network will cater safely for the expected number of car trips attracted; and

(C) undesirable parking pressure in nearby residential streets is not significantly increased.

5.13 Developments inevitably cause changes in the pattern of movement of people or goods. In line with its objectives and strategy, the Plan aims to promote a more sustainable and safe system of transport. It is vital that new development contributes to this. Policies M1 - M3 provide a policy framework for assessing the parking

76 requirements of non-residential developments. The requirements for residential developments are dealt with in policies H2 and M4. Policies M1 - M3 develop the general car parking standards as set out within PPG13 (Transport) by seeking to apply greater restraint to car use within the more accessible locations. The aim of successful policy implementation will be to achieve the following:

• Promote sustainable transport choices (including linked trips)

• Reduce the land take for development

• Enable schemes to fit into central urban sites (quality design solutions)

• Promote access to developments for those without the use of a car

• Tackle congestion

The PPG13 car parking standards are attached at Appendix 4.

5.14 For individual developments, the standards set out within policy M2 should apply as a maximum unless the applicant has demonstrated (through a Transport Assessment) that a higher level of parking is needed. In such cases the applicant should show the measures they are taking (for instance in the design, location and implementation of the scheme) to minimise the need for parking.

5.15 Where a particular development proposal accords with the relevant maximum parking standard, it should not be assumed that it is automatically acceptable. The aim must be to minimise the need for car parking. This is of particular importance in locations where there may be significant transport impacts. Applicants must demonstrate (through a TA) the measures they are taking to minimise the need for car parking.

5.16 When considering planning applications for new development, it will be essential to impose conditions and/or seek obligations to ensure that the development meets the established car parking and other transport requirements as identified within an approved TA. Particular considerations will include:

• The need to establish the number of car parking spaces to be provided on the site for each particular use (the most important policy requirement for car parking); bearing in mind the background of car parking restraint, the number agreed should not be exceeded.

• The need to guarantee appropriate cycle parking provision, in accordance with the requirements of the approved TA.

• Setting out the necessary management arrangements for the car parking; two key issues being the need to ensure that customer car parking spaces are used for short stay visits only, not for commuter parking; and that in the case of town centre developments, the customer car parking is available for the benefit of the town centre as a whole.

• Setting out the necessary contributions to, and timing of, off-site pedestrian, cycling, public transport and highway provision and street parking controls; these should be clear as a result of the detailed consideration and approval of the submitted TA.

77 • Ensuring that the layout and design of the site allows for safe and convenient circulation for all users, concentrating particularly on walking movements and the needs of people with a disability.

JUSTIFICATION

5.17 Restrictions on car parking provision, particularly for commuting, is at the heart of implementing the transport strategy. Influencing the cost and availability of car parking is a particularly powerful tool in managing patterns of movement and choice of transport mode.

5.18 Policy M2 essentially aims to limit the number of car parking spaces that can be provided in new developments. The limit varies depending on the nature and location of the development. In keeping with Government guidance, there is no minimum level of parking that must be provided; on-site car parking will generally only be required in the interests of highway safety.

5.19 Restrictions on car parking are mainly aimed at commuting. Commuter trips are both less discretionary and more regular than other trips and are therefore more readily influenced by parking restraint policies. Reducing commuter travel by car can also reduce congestion and offer safety benefits.

5.20 The maximum car parking standards in policy M2 are intended to set challenging targets for new development. They are based on an assessment of what is needed to meet a number of objectives, notably a substantial reduction in emissions of ‘greenhouse’ gases to meet both national and international targets. The following paragraphs set out the current position for each type of use in each defined area, and provide a justification for the identified car parking standards. Maximum car parking standards will be kept under review, having regard to the implementation of the Transport Strategy.

5.21 It is also essential to consider the impact of parking provision on the quality of the built environment. For example, the Taunton Vision aims to achieve an adaptable, mixed-use town centre with recognisable urban street quality. The parking standards for Taunton central area are intended to reflect maxima that can reasonably be achieved within the plot sizes and street spacings typical of the Vision’s urban design framework. Similar urban design constraints will apply to smaller-scale commercial development elsewhere in the Taunton and Wellington urban areas, and this is also reflected in the proposed parking standards.

Taunton Central Area: Short-stay Trips

5.22 Shopping for food and non-food items is a good example of an activity that attracts short stay trips. The Borough Council has reliable information with respect to existing levels of retail floorspace and parking availability. Prior to publication of the revised version of PPG13 (March 2001), retail developments within Taunton Deane were providing, on average, one parking space for every 14 square metres of gross floorspace (this is an average for all retail floorspace, and includes both town centre and out-of-centre developments). Parking provision was slightly greater for food developments (1 space per 11 sq m) and slightly lower for non-food developments (1 space per 17 sq m). PPG13 sets a maximum of 1 parking space for every 14 sq m in food retail development, and one space per 20 sq m for non-food retail development.

78 5.23 The mode of travel of shoppers in Taunton Town Centre is set out in the following table, taken from survey work carried out for the Vitality and Viability Study (Buchanan 1997).

Travel Mode\Shopper location All shoppers Safeway/Sainsbury Car Driver 53% 49% Car passenger 7% 8% Bus 7% 7% On foot 29% 33% Bicycle 2% 3% Other 2% 0% TOTAL 100% 100%

5.24 The primary mode of transport for town centre shoppers is the car (about 60% of trips), although a high proportion of shoppers walk. Other modes are much less significant at present for shopping trips. These figures suggest that new shopping development in the town centre should take place on the basis that at least 40% of customers will be travelling by modes other than the car.

5.25 The need to protect and enhance the town centre’s vitality and viability is a vital tenet of the Local Plan strategy. To implement parking restraint could endanger this by increasing the competitive advantage of existing out-of-centre shopping developments, which have extensive free car parking. For these reasons, the majority of the Taunton town centre retailers surveyed as part of the Vitality and Viability Study were dissatisfied about the provision of car parking for shoppers and wished to see more provided. It is therefore proposed to avoid significant restraint on customer parking provision and set the maximum level of customer parking provision at 80% of the standards set out in PPG3 and RPG10, to reflect the current position. Additional car parking may be permitted where this would support the vitality and viability of the town centre as a whole. A definition of Taunton town centre is found in paragraph 8.222.

Taunton Central Area: Commuter Trips

5.26 The 1991 Census indicates that about 60% of commuting trips to the centre of Taunton were by car. Accessibility by public transport is high in this area, compared with the rest of the Borough, and improvements to cycling and bus priority are steadily being made. Accordingly, a high level of restraint is considered appropriate. The policy therefore aims to halve the car-borne commuting to new employment developments in the central area compared with the 1991 situation for the area as a whole. The target of 60 % reflects this approach. Implementation of this level of restraint will be facilitated by the provision of park and ride facilities at Silk Mills (scheduled to open in 2005) and East Taunton (2008).

Within or Adjacent to the Urban Areas of Taunton and Wellington: Short-stay Trips

5.27 Within or adjacent to the towns, there is the potential for reasonable public transport access, and the proximity of residential areas is likely to allow reasonable walking and cycling accessibility. The main visitor-intensive uses, such as retailing, are required to have good public transport access under the relevant policy. The advice in PPG13 is that car parking levels at out-of-centre locations should not be set at

79 levels which would disadvantage more central areas. For these reasons, the same restraint target of 80% is applied throughout the urban areas. This is likely to be difficult, but achievable. For the same reasons set out in paragraph 5.25, in the case of shopping proposals within or on the edge of Wellington town centre, a relaxation of this restraint will be permitted where this would support the vitality and viability of the town centre as a whole. The definition of Wellington town centre is found in paragraph 9.73.

Within or Adjacent to the Urban Areas of Taunton and Wellington: Commuter Trips

5.28 In the urban areas outside the Taunton central area, restraint is set at a lower level, to reflect the greater difficulty in achieving public transport access. However, the restraint is still set at a level which does not give out-of-centre developments an undue advantage over those in the central area. A range has been set (60-80% of the PPG13 standard) and the precise level of parking will be a reflection of the overall accessibility of the individual site. This complies with the advice in PPG13.

RESIDENTIAL PARKING REQUIREMENTS

M4 In order to promote sustainable travel, and to reduce the amount of land taken for development, the Borough Council will consider the need for residential car parking against the following criteria:

(A) the impact on urban design;

(B) the location of the development, and its accessibility to employment opportunities and services;

(C) the type and mix of the proposed dwellings.

The Borough Council will not permit more than an average of 1.5 car parking spaces per dwelling on any residential development. A significant reduction in this average will be expected for elderly persons, student and single persons accommodation, and for residential proposals involving the conversion of buildings where off- road parking provision may be difficult to achieve. Car-free residential developments will be sought in appropriate locations, such as within or adjoining Taunton and Wellington town centres.

The Borough Council will require all residential developments to make provision for the parking and storage of bicycles with a minimum provision as follows:

(D) 1 space for all residential units with between 1 and 3 bedrooms;

(E) 2 spaces for residential units with four bedrooms or more.

5.29 The provision of residential car parking can have a significant impact on the amount of land required for development. Furthermore, the historic imposition of minimum car parking standards has, in a number of circumstances, had an adverse impact on urban design, with the needs of the car taking precedence over the needs of people and sustainable travel. These factors can influence people’s travel choices in favour of the private car.

80 5.30 Accordingly, having regard to the requirements of PPG3 (Housing) and PPG13 (Transport), the Borough Council has decided to move away from the provision of minimum car parking standards. Instead, car parking requirements are now to be assessed against a number of criteria, with the overall aim being to reduce land take and to give increasing priority to the promotion of alternative modes of travel. PPG3 advises that, on average, new housing developments should not provide more than 1.5 car parking spaces per dwelling, because to do so would be inconsistent with the need to secure sustainable residential environments.

5.31 In particular, the Borough Council wish to see significantly reduced car parking in the following circumstances:

• In or adjoining Taunton and Wellington town centres, where employment opportunities and services are readily accessible by walking, cycling or public transport; and

• In housing specifically designed for the elderly, students and single people where the demand for parking is likely to be significantly less than it is for family housing; and

• Proposals involving the conversion of buildings where off street parking is less likely to be successfully designed into the scheme

5.32 The Borough Council will seek and support the provision of car-free residential developments in locations within or adjoining Taunton and Wellington town centres. However, the impact of potential displaced car parking on adjoining residential and commercial areas will be a key consideration.

5.33 New housing should make specific provision for cycle parking or storage, to ensure that this mode of transport is available to future occupiers. It is considered that smaller dwellings (between 1 and 3 bedrooms) should make provision for the parking or storage of at least one bicycle, whilst larger dwellings (with generally more occupants) should provide for at least two. The only exception to this may be sheltered housing accommodation. However, this will be a matter for discussion between the Borough Council and the provider.

TRANSPORT PROVISION

Cycling

M5 A comprehensive, convenient and safe cycle network is proposed through a combination of measures and works, including the following main elements:

(A) on- and off-road cycleways as shown on the Proposals Map;

(B) traffic calming, traffic management and junction redesign; and

(C) convenient and secure cycle parking facilities.

5.34 Cycling is one of the most sustainable forms of transport and has a major role to play in reducing car dependency. However, cycling is currently not regarded as an attractive option by many people, because of the perceived and real dangers of cycling on roads. Accordingly, a safe and comprehensive cycle network is proposed,

81 particularly within and around the towns. Individual cycling schemes will be the subject of consultation with local communities prior to implementation.

5.35 Specific cycling proposals are shown on the Proposals Map, particularly in Taunton and Wellington. Precise alignment of the routes may vary depending on local conditions. The proposed cycle route along the Grand Western Canal at Wellington is a likely example.

5.36 The organisation SUSTRANS is preparing a national cycle network with money from the National Lottery. Part of this route runs through Taunton Deane. The route connects with the cycle networks proposed in Taunton and Wellington, and will be particularly helpful for commuting and other trips between the two towns. Developers of sites within about 1 kilometre of the route, such as Firepool in Taunton, are to be encouraged to provide safe and convenient links to it.

Walking

5.37 A substantial number of journeys are made by walking. Nationally, 80% of journeys under 1 mile were made on foot (National Travel Survey 1992/4), although the proportion has been falling as more and more short journeys are undertaken by car. The survey in 2002 found that the number of walking trips had dropped by 20% in the previous 10 years. Walking is an entirely sustainable method of travel, and is to be encouraged as far as possible. Much of this encouragement will take the form of attention to detail in new highways and development proposals, minor improvements to junctions, traffic calming, and through restraint on car use.

Buses

5.38 The form of public transport most likely to provide local shopping and commuting services is the bus. However, buses currently have little cost or time advantage over the private car and consequently find it difficult to compete. By providing bus priority measures, the bus can be given a time advantage over other vehicles. All of the measures currently proposed are in Taunton, and are described in more detail in the Taunton chapter.

Traffic Calming

M6 Residential streets will be traffic calmed where appropriate to improve their environment or safety and to encourage through traffic onto the most appropriate roads. The schemes’ design will take account of its visual impact and the needs of residents, buses, cyclists and emergency, service and delivery vehicles.

5.39 One of the most effective ways of improving the environment of residential areas, as well as highway safety, is by traffic calming existing streets. A variety of measures can be used. It is vital that consultation takes place on the principle and details of schemes with all interested parties, especially local residents likely to be affected by any proposals. The Borough and County Councils continue to invest in such schemes where they are a cost-effective solution, and the development of a number of sites is likely to be dependent on traffic calming of existing roads. Policy H2 requires new housing to incorporate appropriate traffic calming measures.

82 CHAPTER 6 COMMUNITY

6.1 Taunton Deane is well served with community facilities, such as schools, colleges, public halls and recreational facilities. Not surprisingly, the towns have the greatest variety, but most villages have a village hall and recreation ground, and many have primary schools. It is vital that the supply of such facilities be maintained and improved to meet community needs. The demand for community facilities is directly related to the number of houses built in the area. Therefore the Community chapter contains appropriate policies, requiring that new housing developments make adequate provision for school facilities, public open space and the like.

6.2 It is also important to protect existing facilities from development, particularly public open space and public rights of way, so appropriate policies are included.

6.3 The Community chapter covers recreation in general, including provision for the arts in new development. Informal countryside recreation is encouraged, but policies on recreational developments like golf and riding facilities seek to minimise impact on the attractive environment and landscape of the Borough.

6.4 Wind turbines and telecommunications are covered in this chapter since they serve the community (in terms of their function). Their potentially adverse landscape impact is the main concern.

EDUCATION

Education Provision for New Housing

C1 New housing development which generates a significant need for statutory education provision (for children aged 4-16) will be permitted provided that:

(A) existing statutory education provision within reasonable distance of the development has sufficient spare capacity to meet the additional need generated by the development; or

(B) new permanent provision within a reasonable distance necessary to accommodate the additional need generated by the development is:

(i) firmly programmed in the Local Education Authority capital programme; or

(ii) provided by the development.

6.5 Most new housing has the potential to be occupied by school age children in compulsory education (those aged 4 - 16 years). Somerset County Council, the Local Education Authority (LEA), estimates that for every 100 dwellings in the County, there will be an average of 2.85 pupils per school year group. This forecast is broadly in line with the 1997 mid-year population estimates provided by the Office of National Statistics for Taunton Deane, which indicate that 17% of the population are in the age range 4-16. Assuming an average household size of 2.3 (2001 Census), the likely school age population would therefore be 40 per 100 dwellings, 3.3 per year group. Primary schools contain 7 age groups (years 4 - 11) and therefore about 20 primary age pupils can be expected in an ‘average’ group of 100 dwellings in Somerset. Similarly, there are likely to be about 14 secondary pupils

83 (5 years covering ages 11 - 16) per 100 dwellings. The ‘product ratio’ associated with new dwellings is assumed to be similar, although clearly, variations in the mix of dwelling types and sizes will change the likely ratio.

6.6 Somerset, in line with national guidelines, plans on the basis of a maximum class size of 30 in most of the school years. It is considered that the educational implications of new development are likely to become significant when an additional half a class or so in total is generated. Accordingly, policy C1 applies to developments of about 50 dwellings or more. This guideline may, however, need to be adjusted to account for different dwelling mixes proposed, the particular circumstances of local schools or the cumulative effect of a number of sites in a small area.

6.7 The objectives of the Local Plan, expanded in policy H2(A), require that children living in new housing have access to education. In the case of primary school education, this means within walking or cycling distance by a safe and convenient route suitable for primary-aged pupils. Secondary-age pupils can be expected to walk or cycle further. An additional possibility in the rural areas is the availability of appropriately timed public transport. For small-scale developments (below about 50 dwellings in this context), reasonable access to primary and secondary schools is sufficient and no account will be taken of their capacity. However, larger proposals will be permitted only where sufficient spare capacity is available in such schools.

6.8 The situation at the end of 2004 can be summarised as there being some spare capacity in primary schools in the Taunton Deane area, but with some pressure on the secondary sector.

6.9 Where there is insufficient spare capacity in nearby schools, additional capacity will be required if significant residential development is to be permitted. This could be by building a new school or extending an existing school, depending on the size of the development concerned and the feasibility of an extension. The source of finance for this infrastructure investment is likely to be from one of two sources: through the County Council’s capital programme, or from housing developers by means of planning obligations.

6.10 The level of capital investment in Somerset buildings is severely restricted. Somerset has a legacy of very old schools - of the Borough’s 42 Primary Schools, 22 were built before 1914 and some of these have not been remodelled or extended since 1980. It also has a high proportion of temporary classrooms - over 20% of Taunton Deane’s capacity. Bringing unsuitable and inadequate accommodation up to modern national curriculum requirements is therefore a high priority of the Local Education Authority. The total cost of this backlog of maintenance, repair and replacement is estimated at £80 million, so available public investment is concentrated on existing schools.

6.11 It is clear that in cases where residential development leads to a requirement for additional school accommodation, the likely source of funding is through planning obligations entered into by the housing developer(s). This is in line with advice in Circular 01/97 that obligations can be sought to cover the full cost of essential community facilities required as a direct result of, and directly related in scale and kind to, a development. The level of contribution sought will be related to the actual cost of providing the necessary additional classrooms and associated facilities taking account of the expected generation of pupils from the new housing. At 1998 prices, this typically came to £105,000 per primary classroom and £125,000 per secondary classroom, although any contributions will be based on current prices which are

84 available from the County Council. These figures include associated facilities and reflect the cost of extending a typical school. Specific local circumstances may lead to variations from these figures, and a feasibility study will be needed to ascertain more exact costs.

6.12 The Local Plan allocations have been assessed against this policy and the likely need for any educational requirements is set out in each allocation where appropriate. Most significant are the new educational facilities required as part of the major development sites.

Reserved School Sites

C2 Land near the following schools is reserved for educational purposes, as shown on the Proposals Map:

(A) Hatch Beauchamp VC Primary School

(B) Pitminster County Primary School

(C) Ladymead Community School

(D) Sampford Arundel VC Primary School

(E) West Buckland County Primary School

(F) Wiveliscombe County Primary School.

6.13 Somerset County Council requires that parcels of land near certain schools be reserved for extensions, or additional playing fields, to meet future educational needs. Policy C2 reflects this requirement.

SPORT AND RECREATION

6.14 PPG17: Sport and Recreation stresses the benefit of sport and recreation to health and self-esteem and advocates that they should be available to everyone, including the elderly and disabled. The availability of recreational open space is particularly important for this.

Protection of Recreational Open Space

C3 Proposals involving the loss of recreational facilities, including allotments, public, private and school/college playing fields, sports grounds, indoor sport and recreational facilities, areas for informal public recreation and children’s play areas will not be permitted unless:

(A) there is an excess of good quality recreational facilities of the type which would be lost, sufficient to meet local demand; or

(B) the proposed development provides recreational or community benefit greater than the long-term recreational value of the recreational facility that would be lost; or

(C) equivalent provision in a convenient location is made to at least an equal standard and with equal community benefit; or

85 (D) in the case of a school or college playing field only; the land is needed for the development of school buildings and/or associated facilities, and adequate playing fields to meet statutory requirements would be retained or provided.

6.15 PPG17 recognises the role of the planning system in safeguarding facilities with recreational value. Policy C3 provides this protection. Proposals to develop on land or buildings subject to this policy will be required to be accompanied by a Council or independent assessment that the facilities are surplus to requirements.

6.16 In criterion (C), whether a site is in a convenient location will be determined through consultation with the Borough Council. For public playing fields serving the local community, such a location should be close to the playing fields they are intended to replace, but regard will be had to the availability of other existing playing fields in the locality, in determining the precise site. The aim is to ensure that households served by the existing playing fields continue to have convenient access to public playing fields, within reasonable walking distance for children.

6.17 The policy will be applied to the diverse forms of recreational open space identified as ROS on the Proposals Map, such as allotments, playing fields, sports grounds and children’s play areas.

6.18 Policy C3 will also apply to large stadia such as the County Ground, home to Somerset County Cricket Club, should it find it necessary to relocate in order to provide improved playing and spectator facilities needed to maintain its competitive status as a first class county. Subject to the safeguards in criterion (C) and the requirements of policy C5 being met, the principle of such a relocation is acceptable.

6.19 The Borough Council encourages the principle of dual (community) use of school/college recreational facilities, including sports pitches. Where school or college playing fields would be lost to development under criterion (D), the playing fields to be retained or provided to meet statutory requirements should also be made available for dual use, unless there is adequate provision of playing fields to meet the long-term needs of the community in the locality. The Borough Council will impose appropriate conditions to this effect.

Standards of Provision

C4 In the event of the increased demand for open space not being met by existing facilities, developers of new housing, on sites of six or more dwellings, will provide landscaped and appropriately equipped recreational open space in accordance with the following standards:

(A) children's play space: 20 square metres per family dwelling to comprise casual play space and LEAPS and NEAPS to the required standard, as appropriate. This standard excludes space required for noise buffer zones;

(B) adequately constructed and equipped public playing fields: 45 square metres per dwelling. This standard excludes space required for noise buffer zones;

(C) formal parks, gardens and linear open spaces as required by particular Local Plan allocations;

86 (D) in the case of small groups of housing where the site is too small for provision of playing fields or children's play space on-site, or where it is physically unsuitable, off-site provision will be sought; and

(E) developers will be required to arrange for maintenance of the recreational open space.

6.20 PPG17 recommends local authorities to draw up their own standards for provision of public open space based on their own assessment of need.

6.21 The requirements in policy C4 accord with the Borough Council’s standard of 2.6 hectares per 1,000 population for recreational open space. This is contained in the Council’s Open Space Strategy, which sets out its requirements for all forms of open space. The figures of 20 and 45 square metres in criteria (A) and (B) are derived from a requirement for 0.8 hectare of play space and 1.8 hectares of playing fields per thousand people. These figures are for useable recreational open space, and exclude land needed to provide buffer zones to adjoining property to prevent nuisance. An average occupancy rate of 2.5 persons per dwelling has been assumed in the calculation.

6.22 Developers will normally be expected to provide playing fields and children’s play space on-site. In some cases, on-site provision may not be desirable or feasible due to the physical characteristics of the site or its small size. In such circumstances the additional demand for recreational open space arising from the development can be met in other ways. This may be through the improvement of existing facilities suitably located to meet the needs of the site, thus enabling them to accommodate additional usage, or it may involve the provision of new facilities. In either case, implementation is likely to be sought through financial contributions secured by planning obligations.

6.23 Most new dwellings will potentially generate increased demand for recreational open space of one sort or another. It is therefore considered reasonable that, except in areas where there is sufficient open space to meet the additional demand arising from the development, new housing developments should provide for the additional demands they give rise to. It is recognised, however, that in practice it would be unreasonable and impracticable to attempt to secure contributions towards the provision of recreational open space from the smallest developments. Equally though, it would be unacceptable to allow too many smaller housing developments which make no contribution to the provision of additional open space yet which cumulatively give rise to significant additional needs. In view of these factors, contributions towards off-site provision, or the improvement of any recreational open space facilities which cannot be provided on-site, will be sought from all developments of six or more dwellings.

Playing Fields

6.24 Playing fields for pitch sports such as football, rugby and cricket are an important element of recreational open space. Survey work undertaken by the Council has revealed that there is a shortage of provision within much of the Borough, including the towns of Taunton and Wellington. This deficiency is identified in the Borough Council’s ‘Open Spaces Strategy for Play and Sport in Taunton Deane’. It is important therefore that new development makes provision for the additional needs it will generate if this situation is not to be made worse. Exceptions will be small sites, as described above, and sites that provide accommodation specifically for elderly

87 persons. It is recognised that few sites will be large enough to generate the provision of an area suitable for playing field use, so in the majority of cases this requirement is likely to be met through contributions towards the provision of facilities off-site. To ensure that such provision can be made, a site is allocated in this Plan for the development of new playing fields at Maidenbrook Farm, within the Cheddon Fitzpaine/Monkton Heathfield Green Wedge.

6.25 The deficiency in provision of playing fields identified in the ‘Open Space Strategy for Play and Sport in Taunton Deane’, is based on a simple comparison of the overall supply of playing fields in Taunton and Wellington with the quantity required to meet NPFA or Sports Councils standards. However, the Borough Council has recently undertaken a more detailed survey and robust assessment of the need for further playing fields, identifying the extent and location of deficiencies, and taking into account the needs of all user groups, as advocated by PPG17. The aim is to produce a formal playing pitch strategy, identifying the future need for playing pitches and how that need will be met, which can underpin the production of a future supplementary planning document.

6.26 The minimum size for a playing field would normally be at least 2.1 hectares, with dimensions appropriate for two senior soccer pitches and one cricket square.

6.27 All playing fields should be drained and constructed in accordance with the recommendations of the Sports Turf Research Institute. Precise details of what developers provide for in relation to this will be the subject of negotiation in each case, at the development control stage. Changing rooms and car parking will also be required. Those provided on-site should be easily accessible to all the new dwellings.

Children's Play Space

6.28 Children's play spaces should be provided to a minimum standard of 20 square metres per dwelling, to include both casual play space (non-equipped) and equipped play areas as set out in the paragraphs that follow.

Casual Play Space

6.29 Casual play space includes predominantly open grassed areas specifically allocated and designed for play, and must be of appropriate size and shape for this purpose. It should be distinct from landscaping, flower beds, visibility splays, highway and footpath verges, retained hedges, streams, ditches, balancing ponds and nature conservation areas.

6.30 Casual play space is as important as equipped play areas, particularly for teenagers' socialising needs. The NPFA advocates that the greater proportion of the play space requirement should be met by casual play space. However, it is considered that the minimum standards of provision of equipped play areas must first be met, with any remaining requirement being met by casual play space.

Equipped Play Areas

6.31 Equipped play areas should comprise Local Equipped Areas for Play (LEAPS) and, for large developments, Neighbourhood Equipped Areas for Play (NEAPS) as described below. LEAPs and NEAPs are recommended by the NPFA in ‘The Six Acre Standard’.

88 LEAPS

6.32 LEAPS are conventional fenced play areas for children under 6 years, with at least 5 types of equipment, including swings and slides. Equipment must be on appropriate safety surfaces, and seats and litter bins should be provided.

6.33 LEAPS are required on sites of 20 or more dwellings.

6.34 Sufficient LEAPS must be provided to ensure that all dwellings within the development are within 5 minutes’ walking time (400 metres distance) of a LEAP. However, additional facilities may be needed to take account of obstacles like railways and major roads.

NEAPS

6.35 NEAPS are large play areas for children primarily in the 6-12 years age range, with a minimum of 8 types of play equipment providing challenge and enjoyment. There should also be a ‘kickabout’ area or provision for wheeled play opportunities (such as for skateboards, roller skating or bicycles), as well as opportunities for younger children. Seating is also required.

6.36 The inclusion of a LEAP within a NEAP is supported by the NPFA, since it provides a one-stop-shop for families, saves on land for buffer zones, and helps reduce the temptation for children to use play equipment beyond their ability.

6.37 NEAPS should be suitably located, preferably within a 500 metre radius of all dwellings within the development, unless an obvious preferred location is present (for example, adjoining a local centre or nearby playing fields).

6.38 NEAPS must be at least 1,000 square metres in extent, and preferably at least 2,000 square metres, excluding any buffer zone needed to prevent noise problems.

6.39 Where, exceptionally, provision of NEAPS would take up too much of the public open space requirement to permit provision of LEAPS to the required standard, the provision of LEAPS must take priority.

Noise Buffer Zones

6.40 All areas of child play space (casual areas, LEAPS and NEAPS) must be located and designed so as not to cause noise problems to nearby dwellings, in accordance with relevant environmental health standards. Buffer zones, perhaps including roads, buildings and landscaping, are likely to be needed.

Maintenance of Public Open Space

6.41 Where public open space is to be provided as part of a development, conditions will be imposed requiring the developer to arrange for its future maintenance. The developer may negotiate a commuted sum to discharge this liability to the Borough Council.

Dual Use

6.42 The Borough Council recognises the important contribution that dual use of existing educational facilities can make, representing an efficient use of resources. ‘Dual use’ means use by schools/colleges and by the public. There may be scope for an

89 increase in the public use of school facilities to meet identified needs, but education requirements will continue to take precedence.

Sports Facilities

C5 Proposals for new or significantly improved or extended sports facilities will be permitted where:

(A) the proposed site is accessible to its intended users by a range of means of transport, including alternatives to the car, to a standard appropriate to its anticipated level of trip generation;

(B) if the proposed development will be a major trip generator serving more than local needs, a sequential approach to site selection has been followed; and

(C) in the case of sites outside but adjoining the defined limits of settlements, there is a clear and demonstrable need to use a site in the countryside.

6.43 The range of sports facilities is diverse, both in type and scale. It includes indoor and outdoor facilities, single and multi-uses, those meeting local needs and others which serve wide catchments. This policy applies to all of them.

6.44 Generally speaking, facilities will be expected to be located within settlements, at sites which are accessible to the catchment population they are proposing to serve. Those meeting local needs should be situated within or close to the area they will serve, and ideally within or adjacent to a local centre or other trip-generating uses such as schools. This will ensure that the need to travel is minimised, and the potential use of non-car modes of travel and shared trips is maximised. Where facilities will serve wider catchments and/or involve large numbers of trips to and from them, the need for an accessible location is greater. In such cases, sites within or adjoining town centres will always be the most sustainable option. It is recognised, however, that it may not always be possible to accommodate facilities in these locations. Where this is the case, a sequential approach to site selection will be necessary, as required by PPG6 and in accordance with policy EC10 of this Plan. In undertaking the sequential test, the ability of elements of the proposal to be disaggregated and accommodated on separate sites will need to be addressed. Where the sequential approach leads to the consideration of sites outside a town centre, adequate accessibility by public transport is essential.

6.45 It is recognised that it may not be easy, or indeed possible, to find suitable sites for certain sports facilities within settlements, and that edge-of-settlement locations may be necessary. Examples of where this is most likely to occur are large stadia and extensive uses such as playing fields. Where such a location is being proposed, the case for an edge-of-settlement site will be carefully scrutinised to ensure that other options within the settlement are not available. An adequate level of accessibility, commensurate with the scale and distribution of anticipated trip generation, will be a particularly important consideration in the evaluation of such proposals.

6.46 As indicated in paragraph 4.52, Somerset County Cricket Club has considered the possibly relocating. At the Public Local Inquiry into this Local Plan, the Club demonstrated a need for a large site of about 26ha, and the Borough Council acknowledges that, in the event of a decision of the Club to relocate, in all likelihood

90 a site beyond the settlement limits of Taunton would be needed. In that event, criterion (A) of policy C5, regarding accessibility, would be the key criterion.

INFORMAL RECREATION

6.47 ‘Informal recreation’ means the casual enjoyment of activities such as walking, picnicking, cycling and horse riding, which mainly occur in the countryside. The Borough Council recognises the importance of maximising opportunities for informal recreation for everyone, including those with special needs, and measures such as provision of fishing platforms for disabled anglers, for example, will be encouraged. Consistent with the aim of sustainability, and to minimise the need for travel, it is appropriate to provide for informal recreation close to areas of demand. The proposed community woodland on Priorswood Tip, on the urban fringe of Taunton (policy T37), is an example. Bus services from towns to villages are an important sustainable means of gaining access to the countryside, notably in conjunction with use of the rural network of public rights of way, and their use, together with use of cycleways, is to be encouraged. Improvements to such public transport links and cycleways are proposed in the Local Plan, in conjunction with new development, such as at Monkton Heathfield (policy T8). The Borough Council and Somerset County Council also seek to extend and improve the public rights of way network.

Country Parks and Picnic Sites

6.48 Consistent with PPG17, paragraph 25, the provision of country parks, picnic sites and associated car parking will be supported in urban fringe areas which can absorb increased visitor pressure, thus relieving the pressure on sensitive areas of countryside.

Public Rights of Way

C6 Proposals which would require the closure or diversion of a public right of way will not be permitted unless a suitable alternative route is proposed which would not reduce the amenity of, or unduly inconvenience, users.

6.49 Taunton Deane has a significant network of public rights of way, including footpaths, bridleways (used by pedestrians, horse riders and cyclists), and byways open to all traffic (but used mainly by walkers and horse riders). The Taunton Deane Strategy for Leisure promotes use of footpaths for recreational walking by people of all abilities and interests, and encourages access to bridleways.

6.50 The impact of development on public rights of way is a material consideration in determining planning applications, and policy C6 reflects this importance. Where permission affecting a public right of way is granted, the development, in so far as it affects the right of way, should not be started unless and until the necessary closure or diversion order has been made.

Blackdown Hills Ridge Route

C7 The Borough Council proposes that the Blackdown Hills Ridge Route be continued to the Devon boundary at Black Down Common.

6.51 The Blackdown Hills Ridge Route is proposed as a significant long distance route, within the Blackdown Hills AONB. Its eastern limit is within the Borough, at Castle Neroche, and it is proposed to extend through into Devon at Black Down Common.

91 The exact route is uncertain at present, as it will depend upon the outcome of negotiations with landowners regarding the establishment of permissive rights of way. Somerset County Council is currently negotiating with landowners, upgrading the route, where necessary, to Bridleway status.

Development Affecting Disused Railway Tracks and Canals

C8 Proposals which would affect disused railway tracks or canals will only be permitted where a corridor to retain the potential use of the track or canal for footpath/cycleways is provided or the proposals would reinstate these railways or canals for their original purposes.

6.52 Development proposals should retain the potential for disused railway tracks and canals to provide footpaths or cycleways which are useful for commuting and recreation. Examples include the Barnstaple-Taunton railway, Taunton-Chard railway, Grand Western Canal and Chard Canal.

Horse Riding and Riding Establishments

C9 Riding establishments will not be permitted unless they:

(A) are well related to an existing group of buildings or settlement;

(B) are well related to the public bridleway network; and

(C) provide adequate arrangements for access, turning and parking of cars and trailers.

6.53 Horse riding is a growing recreational activity, but can cause environmental problems. Policy C9 therefore imposes locational requirements on riding establishments, to minimise erosion of new tracks and visual intrusion of new buildings in the countryside. Criterion (A) of policy EC21 is also relevant in this respect.

Golf

C10 Proposals for golf facilities will not be permitted where they would harm the landscape and character of AONBs or parks and gardens of special historic interest. Proposals will be permitted provided that:

(A) the design, layout and landscaping would protect or enhance the landscape and wildlife interest of the site;

(B) proposals incorporate means of summer irrigation by collection of rainfall or run-off; and

(C) the recreational value of public rights of way is not harmed.

6.54 Golf is well catered for in the Borough, with an 18-hole public golf course in the Vivary Green Wedge, and a public driving range at Henlade. Private courses are reasonably well distributed at Oake, Corfe and Creech Heathfield.

6.55 Golf courses can have a significant impact on the landscape. Clearing trees for fairways, ground modelling, bunkers, clubhouses, sheds, roads and car parks, can all be harmful, particularly to historic landscapes. Therefore, golf courses will only be

92 permitted where they would be adequately assimilated into the landscape, without changing its character. Adequate management of the land will be sought through conditions or planning obligations.

6.56 Golf courses must not reduce the capacity of floodplains.

LEISURE AND THE ARTS

6.57 Taunton Deane has a range of arts related leisure facilities, including the Brewhouse Theatre, Wellington Arts Centre, cinemas, libraries, museums, pubs and nightclubs. However, the Borough Council’s Strategy for Leisure, 1996-2000, aims to improve opportunities to attend or take part in the arts, particularly for people with special needs, young people and those with limited access to transport.

6.58 There is a particular need for a higher-profile visual arts centre, a music venue aimed at young people, and affordable studio facilities for artists and craftspeople. More local jobs in the arts are needed, particularly for local college leavers.

6.59 Developers should aim to give special quality and uniqueness to new developments (particularly major housing and employment/leisure schemes), by providing art features which enhance the scheme and are of sympathetic design, such as sculptures, murals and fountains. Features may also be provided off-site, for example public performance spaces in earth amphitheatres, and recreational mazes on suitable areas of open space.

6.60 Liaison with the Borough Council’s Arts Officer and involvement of the local community is particularly encouraged. It would be desirable for developers to contribute at least one percent of the cost of every new development to be spent on working with artists/crafts people on such projects, boosting local employment and interest in the arts.

UTILITIES

Power Lines

C11 Where new local power lines are to be constructed they should either be placed underground or on wooden poles following existing landscape features such as hedgerows. They should be positioned so as to avoid undue impact on the landscape and/or townscape, and with regard to public safety.

6.61 Concern is often expressed regarding the visual impact of electricity lines, poles and pylons, particularly where they affect the setting of areas of high townscape or landscape value. Consequently, policy C11 requires that where possible new local power lines should be laid underground, particularly within AONBs, Special Landscape Features, and conservation areas and in the vicinity of listed buildings. Otherwise such power lines should be placed on wooden poles, positioned to minimise impact on the landscape and townscape, following appropriate features like hedgerows and avoiding the skyline where possible. ‘Local power lines’ refers to the local distribution network (66kv and below). The difficulty of placing high voltage power lines underground is recognised.

6.62 Policy C11 will be reviewed in the light of any scientific revelations regarding possible harmful effects of high-voltage power lines on public health. Reference is made to

93 public safety since power lines can be hazardous in certain locations, notably above playing fields used for kite flying.

Renewable Energy

C12 Development of renewable energy sources will be permitted where relevant Local Plan policies would be met.

In assessing the impact of the proposed development, account will be taken of individual and cumulative effects, the possibility of including mitigating measures and of wider environmental benefits.

6.63 PPG22: Renewable Energy (replaced recently by PPS22) defines renewable energy sources as those which occur naturally and repeatedly in the environment. They include solar, wind and wave power, power from falling water, and energy from combustion of plant material and digestible industrial, agricultural and domestic waste materials. PPG22 encouraged use of renewable energy, mainly due to its contribution to limiting emissions of greenhouse gases. The Borough Council recognises that renewable energy can contribute to energy needs in a significant and sustainable way, offering hope of increasing diversity and security of supply. Proposals for renewable energy development will be assessed with regard to policy C12 (and, for wind energy in particular, policy C13). In policy C12, an example of ‘cumulative’ effects might be the added impact of an additional wind turbine amongst existing turbines. ‘Wider environmental benefits’ might be the degree to which the proposal offers sustainability benefits, by helping to limit greenhouse gas emissions.

Wind Turbines

C13 Proposals for wind turbines, wind farms and any associated development, including access roads, will be permitted provided that:

(A) development is sited to minimise impact on the landscape, utilising landscape features and avoiding the skyline;

(B) turbines on a wind farm are of a similar size, type and of a uniform plain colour chosen to minimise landscape impact;

(C) development is well-related to roads capable of carrying construction traffic. New access roads across open countryside will not be permitted;

(D) development is sited and designed to avoid causing noise nuisance, particularly near noise-sensitive development;

(E) development is sited and designed to minimise possible danger to the public, with turbines set back by at least their height from public footpaths, roads, railways and buildings;

(F) turbines will not cause ‘shadow flicker’ nuisance to neighbouring properties or electro-magnetic interference;

(G) development would not disturb or present a significant danger to wildlife; and

94 (H) any connection to the local electricity distribution network is by underground cable.

Where planning permission for a wind turbine is extant or has been implemented, development proposals which could reduce local wind speeds and the regeneration of electricity by that turbine will not be permitted.

6.64 PPG22 stressed the importance of wind energy as a sustainable source of electricity in the UK. However, it states that a particular proposal should cause the minimum harm to the countryside.

6.65 Wind turbines have a high potential landscape impact and all proposals, particularly in AONBs and other sensitive areas, will be vigorously examined to ensure that landscape impact is minimised. Existing landscape features should be used to maximise natural screening, and the skyline must be avoided.

6.66 Other concerns include potential noise problems, electro-magnetic interference to TV and radio reception, and risk of collision to birds in flight, requiring careful attention to siting.

Large Telecommunications Masts

C14 Applications for the installation of telecommunications masts will be permitted provided that:

(A) their siting and appearance would minimise harm to the landscape;

(B) there are no alternative sites or solutions with less environmental impact which could be used;

(C) there is satisfactory evidence that existing masts or other structures cannot be used.

6.67 Local telecommunications have become an essential and beneficial element in the life of the community and in the national economy. Their importance to realising plan objectives should also be recognised (especially as the technology develops) in that they increasingly enable people to work from home, reducing the need to travel.

6.68 The Government’s approach, set out in PPG8 and Regional Planning Guidance (RPG10), is generally supportive towards the need and demand for maintaining and developing communications, while taking full account of the need to protect the local environment. Likewise, Policy 62 and supporting text of the Somerset Structure Plan Review encourages the provision of telecommunications services in general, whilst recognising the role of development control and local planning policy in exercising greater control of telecommunications development in designated areas.

6.69 The landscape impact of telecommunications equipment, particularly masts, can be considerable. Whilst small masts enjoy permitted development rights, it is considered that larger masts should be controlled with regard to their landscape impact.

6.70 Applicants should demonstrate that they have attempted to use sites or solutions of lower environmental impact and to erect antennas on an existing mast, building or

95 other structure; otherwise, proposals will not be permitted. Visually prominent sites, particularly in AONBs are inappropriate. Where new masts are genuinely needed and the landscape would not be harmed, applicants should consider the need to install masts with additional capacity in view of the growing demands for network development.

Satellite Antennae

C15 The provision of a communal aerial to serve each housing area with TV and satellite signals will be permitted, provided that the siting and design is unobtrusive and respects the location. Proposals for antennae on individual dwellings will not be permitted unless:

(A) the installation would not prejudice the character, appearance or setting of a listed building or conservation area;

(B) the installation would not detract from the visual amenity or character of the building, street scene or surrounding area; and

(C) the installation is located in the least obtrusive location feasible within the curtilage of the building.

6.71 In most cases, the installation of a satellite antenna on a building is permitted development under the 1995 Town and Country Planning (General Permitted Development) Order. However, it is a condition of the permitted development right that antennae be sited and designed to be as unobtrusive as possible, so the Borough Council retains some control.

6.72 The use of communal aerials rather than antennae on individual buildings is supported.

Utility Developments

C16 The development of new or extended utility works outside the limits of a settlement will be permitted, provided that:

(A) there is no adverse impact on residential amenity or public safety;

(B) the siting and design minimises its impact on the landscape; and

(C) there is no suitable site within the limits of a settlement.

6.73 The utility companies, responsible for the provision of essential services such as water and energy supply, or sewage disposal, occasionally require new structures or plant or to extend existing sites. The nature of the activities often makes them unsuitable for sites within settlements, so appropriate sites in the countryside may therefore be required. Care should be taken to ensure that environmental impact is minimised, and that the amenity and safety of residents is protected. Policy S7 will apply to such developments, as will the requirements of policy S1 which do not conflict with the criteria set out in the policy above. Proposals for telecommunications equipment will be considered against policy C14.

96 CHAPTER 7 ENVIRONMENT AND CONSERVATION

7.1 Taunton Deane’s high quality natural and built environment is a key asset, attractive to both residents and visitors. It is important to protect its many elements, which are part of our heritage, and should be enjoyed by future generations.

7.2 The unspoilt landscape is of great beauty and variety, ranging from the Quantock and Blackdown Hills, both designated Areas of Outstanding Natural Beauty (AONBs), through the undulating, fertile Vale, to the flat Levels and Moors. The AONBs comprise over a fifth of the Borough’s area, and there are 12 identified Landscape Character Areas.

7.3 The Borough is equally rich in wildlife, with varied habitats, including Ancient Woodlands and wetlands, many of them designated Sites of Special Scientific Interest (SSSIs) or County Wildlife Sites. There are also 36 County Geological Sites.

7.4 Most towns and villages are of historic or architectural interest, there being 42 existing conservation areas, and over 2,000 listed buildings in the Borough. There are also numerous archaeological sites, many of national importance.

THE NATURAL ENVIRONMENT

Wildlife Sites of International Importance

EN1 Development which could adversely affect the wildlife interest of potential or designated Special Protection Areas, candidate or designated Special Areas of Conservation or Ramsar Sites, will not be permitted.

7.5 In June 1997 the Somerset Levels and Moors, (including the Curry and Hay Moors SSSI, Southlake SSSI, and West Moor SSSI in Taunton Deane) were designated firstly as a Special Protection Area (SPA) under the EC Birds Directive (April 1979), and secondly as a Ramsar Site (under the EC Convention on the Conservation of Wetlands of International Importance), by the Secretary of State.

7.6 These designations recognise the international importance of these areas as wetland habitats for rare and migratory birds. Therefore, in line with PPG9: Nature Conservation (paragraph 25), policy EN1 affords these sites the highest level of protection, requiring very strong justification for development which would affect their wildlife interest (flora and fauna).

7.7 Special Areas of Conservation (SACs) are a further wildlife designation of international importance under the EC Directive on the Conservation of Natural Habitats and of Wild Flora and Fauna (the Habitats Directive). There are currently no designated SACs in Taunton Deane, but Hestercombe House (roof voids), Quants SSSI, and Holme Moor and Clean Moor SSSI are candidate SACs and they, together with any potential SPAs which may arise, are protected under policy EN1 in line with PPG9, paragraph 13.

Sites of Special Scientific Interest

EN2 Development proposals which could adversely affect the scientific interest of an SSSI will not be permitted unless:

97 (A) planning conditions will prevent harm to that scientific interest, or

(B) other material factors are sufficient to override nature conservation considerations, and every possible effort to minimise damage to the site’s scientific interest is made.

Any SSSIs which are designated as National Nature Reserves, Nature Conservation Review Sites and Geological Conservation Review Sites will receive a particularly high level of protection consistent with their importance.

Where it is decided to allow development affecting an SSSI, planning obligations will be sought requiring developers to provide adequate compensatory measures and provision for long term management of the site to preserve and enhance its scientific interest.

7.8 SSSIs are sites of national importance with regard to flora, fauna, physical or physiographical features. Some are of higher importance depending on whether they have additional designations. (For example, Special Protection Areas, Special Areas of Conservation and Ramsar Sites are also SSSIs of international importance.) PPG 9 suggests that SSSIs which are also designated National Nature Reserves (NNRs), Nature Conservation Review (NCR) sites and Geological Conservation Review (GCR) sites) are key sites of national importance. Policy EN2 refers to the importance of NNRs, NCRs and GCRs (although none exist in Taunton Deane), to be consistent with PPG9, paragraph 18, which requires local authorities to have regard to the relative significance of different designations.

7.9 All SSSIs are statutorily protected from harmful operations under the Wildlife and Countryside Act 1981, enforced by English Nature. Through policy EN2, the Borough Council will protect the existing SSSIs in the Borough (and any others which are designated), from harmful development.

7.10 The compensatory measures referred to in the final paragraph of the policy are measures such as provision of habitat of equivalent type and size to that affected, preferably in the general vicinity. This might involve tree planting or pond creation, for example.

Local Wildlife and Geological Interests

EN3 Development which would significantly adversely affect local nature conservation or geological interests will not be permitted unless:

(A) the importance of the development outweighs the value of the substantive interests present; and

(B) every possible effort is made to minimise harm to those interests.

Where it is decided to allow development affecting local nature conservation or geological interests, planning obligations will be sought requiring developers to provide adequate compensatory measures for the site’s long term management, to preserve and enhance its wildlife or geological interest.

98 7.11 PPG9, paragraphs 14-18 refer to the importance of protecting wildlife, habitats and geological sites outside of statutorily designated sites. Policy EN3 is consistent with this wider approach. It covers development affecting local designated sites (such as County Wildlife and Geological Sites described below). However, the policy also affords protection to undesignated habitats, countryside features which provide wildlife corridors or stepping stones from one habitat to another, and features of the landscape which are of major importance for wild fauna and flora.

7.12 The 'compensatory measures' referred to in the final paragraph of the policy are measures such as provision of habitat of equivalent type and size to that affected, preferably in the general vicinity. This might for example involve tree planting or pond creation.

7.13 The County Wildlife Sites (CWS) and County Geological Sites (CGS) in Taunton Deane are shown on the Proposals Map and Inset Maps. Schedules of the sites will be made available by the Borough Council, assisting implementation of policy EN3. Both CWS and CGS designations are identified by Somerset Environmental Records Centre (SERC). They are not statutorily protected, relying on planning control for protection from harmful development. Examples of CWS include the River Tone, while quarries like Otterhead Quarry are typical of CGS.

7.14 There are fewer CGS than CWS in Taunton Deane, but the geology of the Borough is very rich and varied, with outcropping geological strata dating from the Devonian to the younger Cretaceous periods. This results in differing ground and surface water flow regimes and hence differing wildlife ecosystems.

7.15 The schedules of sites will be accompanied by more detail on how CWS and CGS are identified, and how the effects of development on local nature conservation or geological interests (whether they concern designated sites or not) will be assessed.

Local Nature Reserves

7.16 Local Nature Reserves (LNRs) can be designated by local authorities in consultation with English Nature, where they have acquired a legal interest in the land or an agreement with the landowners or tenants. Benefits include statutory recognition of the area's wildlife importance, eligibility for byelaws to aid protection, and possible English Nature funding towards management.

7.17 Ash Priors Common, Wellington Basins and a pond near Swain’s Lane, Wellington are designated LNRs (as well as County Wildlife Sites). Ash Priors Common comprises approximately 21 hectares of flower rich meadows and marshy grassland. Wellington Basins comprises a pond with associated habitats including grassland, hedges and tree groups. The pond near Swain’s Lane contains great crested newts, palmate newts and toads.

7.18 The Borough Council is currently seeking agreement with the owner of a County Wildlife Site which was proposed as a Local Nature Reserve in the West Deane Local Plan. This is at Winsbeer, Wellington, and is comprised of a water/marsh area between the River Tone and Grand Western Canal.

Wildlife in Buildings to be Converted or Demolished

EN4 Where buildings are utilised by bats and/or owls for breeding and/or roosting, or by swallows, swifts and/or house martins for breeding, proposals for conversion or demolition will not be permitted unless:

99

(A) operations are timed to avoid disturbance during breeding and hibernation;

(B) during and after conversion bats, owls, swifts and/or swallows have adequate access to the roof space and house martins to the eaves, and to any other appropriate roosting or nesting locations on or in the buildings to be converted;

(C) in the case of owls, nest boxes are provided in the roof space prior to commencement of conversion; and

(D) in the case of owls and bats, every possible effort is made to make alternative nesting and roosting sites available in the vicinity of the site, prior to demolition.

7.19 The 1981 Wildlife and Countryside Act gives statutory protection to many wildlife species including most wild birds, and all bats. In Taunton Deane, barn owls and bats are particularly affected by loss of nesting and roosting sites due to barn conversions and demolition. The tendency of bats to hibernate in winter makes them especially vulnerable. Policy EN4 addresses this problem and the Borough Council has published supplementary planning guidance, ‘Rural Building Conversions’, with further advice. The Somerset Wildlife Trust and English Nature also provide specialist advice on this subject.

7.20 Swallows, swifts and house martins are other species frequently nesting on or in old buildings, especially traditional agricultural buildings. As more and more of those buildings are being converted, there is a need to protect the birds' traditional nesting sites, which policy EN4 achieves.

7.21 Somerset Wildlife Trust and English Nature can advise developers on how best to meet the policy's criteria. Efforts to satisfy criterion (D) might include making small openings in and placing owl nest boxes within, any suitable buildings to be retained in the vicinity. The placing of bat roosting boxes on nearby trees may also be required.

Protected Species

EN5 Development which would harm protected species will not be permitted unless:

(A) conditions and/or planning obligations would prevent such harm;

(B) other material factors are sufficient to override the importance of the species; and

(C) every possible effort is made to minimise ill effects on wildlife.

7.22 Policy EN5 protects protected species from development which would harm them. For the purposes of the policy, protected species include badgers (which are specifically protected by the Protection of Badgers Act 1992) and those species listed in the: Wildlife and Countryside Act 1981, Schedules 1 (birds), 5 (animals) and 8 (plants); EC Wild Birds Directive 1979, Annexe 1; EC Habitats Directive 1992, Annexes 2 and 4. The total list of protected species (flora and fauna) is therefore

100 long. The better known animals include badgers, bats, otters, dormice and great crested newts.

7.23 In criterion (A) the planning conditions or obligations would require provision of appropriate measures to prevent harm to protected species. In planning and carrying out such measures, the advice and expertise of Somerset Wildlife Trust, English Nature, and other appropriate wildlife organisations must be sought. (There is a statutory requirement to notify English Nature, if development would have an impact on protected species.) Such measures include providing an appropriate equivalent area of replacement habitat as close as practicable to the site, which must be capable of sustaining the population of the species affected, and which must be managed and maintained for that purpose. Where it can be carried out without harming them, individual specimens must be carefully relocated to the new habitat. Every effort must be made to minimise ill effects to the species and to other wildlife.

Trees

7.24 Trees are important because of their amenity, landscape and wildlife value, providing shade and timber, and reducing soil erosion. They collect air borne pollution and absorb carbon dioxide, helping to reduce global warming.

7.25 Since 1900 significant tree loss has occurred, particularly in the Vale of Taunton, mainly from Dutch Elm disease and modern farming, so tree preservation is now top priority.

7.26 The Borough Council can protect particularly important trees by imposing Tree Preservation Orders, where necessary, which provide statutory protection under the Town and Country Planning Act 1990. Otherwise the Borough Council's powers are limited to protecting trees by development control. However, landowners are generally encouraged to protect and positively manage trees, woodlands, orchards and hedgerows, particularly broadleaved species.

Protection of Trees, Woodlands, Orchards and Hedgerows

EN6 Development which would harm trees, woodlands, orchards, historic parklands and hedgerows of value to the area’s landscape, character or wildlife will not be permitted unless adequate provision is made for tree cover to compensate for this loss.

The good management of such tree cover for nature conservation purposes will be sought.

7.27 The Borough Council will generally protect trees, woodlands, orchards, historic parklands and hedgerows, particularly broadleaf species and those located in AONBs, and places open to public view. Hedgerows are a particularly important part of the pastoral landscape. Their loss is potentially harmful to the rural character of villages and lanes.

7.28 Only where trees, woodlands, orchards, historic parklands and hedgerows are not considered to be of significant value, (in landscape, amenity and wildlife terms) will development likely to harm them be permitted. In those circumstances, developers will be required to provide adequate tree cover to compensate for their loss. The management of such tree cover will be sought by planning obligations.

101 Ancient Woodlands

EN7 Development that would harm the character, landscape, historic and wildlife value of ancient woodlands will not be permitted.

7.29 Ancient woodlands (typically dating from the Middle Ages) generally hold a broad diversity of species and warrant special protection for their historic interest as well as their importance to biodiversity, wildlife and the landscape. Many are designated County Wildlife Sites.

Trees in and around Settlements

EN8 Development that would harm the character, landscape or wildlife value of important tree groups will not be permitted unless:

(A) planning conditions will prevent harm to their character, landscape or wildlife value; or

(B) other material factors are sufficient to override the importance of the tree groups, and every possible effort is made to minimise damage to their character, landscape or wildlife.

Where it is decided to permit development affecting these tree groups, planning obligations will be sought requiring developers to replace the trees with trees of equal quality and coverage.

7.30 The Borough Council has identified important tree groups in and around settlements which are of landscape value, enhancing the setting and character of villages. These are shown on village inset maps.

Tree Planting

EN9 The planting and positive management of native broadleaved trees will be sought where this would benefit wildlife, enhance the landscape or a public view, provide screening or compensate for loss of trees in the locality.

7.31 Native broadleaved trees are of particular value to wildlife and the landscape, (harbouring richer ground flora and canopy communities, and offering more diverse shapes and colours than conifers). Native broadleaf tree planting is particularly needed in areas of greatest tree loss, such as the Vale. Lowland woodland planting is also needed on floodplains and beside streams, since global warming is expected to cause hotter, dryer summers, causing such species (intolerant of dry conditions) to decline elsewhere. The value of trees in general is outlined in detail in the Borough Council's Deane Tree Plan Report, May 1992.

7.32 Grants are available for native broadleaved tree planting from Somerset County Council and the Forestry Authority.

Areas of Outstanding Natural Beauty

EN10 Priority will be given to preserving and enhancing the natural beauty of Areas of Outstanding Natural Beauty (AONBs). Development which would adversely affect the landscape, character and appearance of AONBs will not be permitted. Within AONBs, major industrial or

102 commercial developments will not be permitted unless they meet the following additional criteria:

(A) the development would meet a proven national need; and

(B) the development cannot be located elsewhere.

The protection of views to and from Areas of Outstanding Natural Beauty will be an important consideration.

7.33 AONBs are landscape designations of national importance. Designation aims to preserve and enhance the natural beauty and natural features, flora and fauna of AONBs, under the 1949 National Parks and Access to the Countryside Act.

7.34 The Quantock Hills AONB, designated in 1957, covers 99 square kilometres, a ridge comprising heath, woodland and farmland. The Quantock Hills AONB Joint Advisory Committee has prepared a Quantock Management Plan covering the whole AONB to develop non-statutory projects and initiatives linking issues relating to farming, wildlife, landscape, planning (e.g. village design statements), rural economy, tourism and transport. Special management of hilltop commons is covered by the complementary Quantock Common Management Plan.

7.35 The Blackdown Hills AONB, designated in 1991, covers 370 square kilometres and has a varied landscape descending south from a prominent escarpment to an open upland plateau, deeply dissected by valleys, between fringes of rolling ridgeland. The Blackdown Hills Plan 2004-2009 is a combined management plan and community strategy for the Blackdown Hills AONB.

7.36 Within AONBs development will be strictly controlled to preserve and enhance their natural beauty.

Special Landscape Features

EN11 Development which would harm the appearance, character and contribution to landscape quality of Special Landscape Features (as shown on the Proposals Map) will not be permitted unless planning conditions would prevent such harm.

7.37 Policy EN11 affords protection to features of the landscape which make an important contribution to its character and quality. The designated features are:

• Taunton Cotlake Hill, Creechbarrow Hill, Knowle Hill, Norton Camp Hill, Rag Hill and Stonegallows Hill; • Wellington Foxdown Hill/The Cleve and Linden Hill; • Burrowbridge Burrow Mump; • Bradford-on-Tone River Cliff; • North Curry North Curry Ridge; • Thornfalcon Thorn Hill; • West Buckland Hill around St Mary’s Church.

7.38 The following criteria have been used in identifying Special Landscape Features (SLFs), and will be used to identify any new ones in the future:

• particularly important in the wider landscape;

103 • particularly important to local landscape or setting of a settlement (this may be by virtue of an important function, e.g. screening or containing a settlement); • are outside of an AONB.

7.39 Some SLFs, such as Thorn Hill and Burrow Mump, are visible over a very wide area, and are therefore important in the wider landscape, notably as landmarks. Others are of more local importance, being essential to the landscape setting of settlements. Examples include Cotlake Hill and Creechbarrow Hill, Taunton; North Curry Ridge; Crown Hill, West Buckland; and Foxdown Hill, Wellington. Some provide a very important function in screening and containing settlements. Stonegallows Ridge and Rag Hill have this function with regard to Taunton, and Crown Hill plays such a role at West Buckland.

7.40 It is not necessary to identify SLFs within AONBs since the latter are already strongly protected as statutory areas of national landscape importance.

7.41 SLFs should be specifically protected under policy EN11 because reliance on ordinary countryside policies, such as S7, restricting most development to locations within the limits of settlements, would not be sufficient. Policy S7 allows for exceptions, such as the development of agricultural workers’ dwellings, and policy EC7 also permits small scale employment development outside settlements. There are other forms of development which are normally located in the countryside, such as caravan and camping sites, large agricultural buildings, wind turbines and telecommunications masts. Therefore policy EN11 is necessary to protect SLFs from harmful development.

7.42 Protection of SLFs is consistent with the character approach to landscape protection advocated by PPG7. The PPG states that landscape character is derived from the interaction of physical and ecological features, including landform and wildlife, so it logically depends on protection of the most significant examples of such features. SLFs complement other designations, such as SSSIs, County Wildlife Sites, and listed buildings in this respect.

7.43 Policy EN11 is also justified because the Somerset Structure Plan Review's policy on landscape character states that 'particular regard' should be had to distinctive features of the landscape, of which SLFs are examples.

7.44 Similarly the Government’s Rural White Paper, ‘Our Countryside: The Future’ (November 2000), advocates that ‘local authorities seek ways to enrich the countryside as a whole, not just in the protected areas, and maintain its distinctive local features.’

Landscape Character Areas

EN12 Development proposals must be sensitively sited and designed to respect the distinct character and appearance of Landscape Character Areas.

7.45 Notwithstanding the importance of designations like AONBs it is considered that all areas of the Borough have a distinctive landscape character which development proposals should respect. Landscape Character Areas (LCAs) have therefore been identified, and shown on the Proposals Map, in accordance with PPG7 ‘The Countryside’, (paragraph 2.14). There are zones of transition between Landscape Character Areas and the lines indicated are therefore notional boundaries. Their

104 distinctiveness of landscape reflects factors such as geology, topography, vegetation and characteristic traditional building styles and materials.

7.46 Twelve of the Borough’s thirteen LCAs were first identified in the Deane Tree Plan (1992) which constitutes supplementary planning guidance, giving useful details on the LCAs, particularly their geology, soils, rainfall, main agricultural land values, topography, river catchments and vegetation. The following descriptions are summaries from that document, but also indicate building materials characteristic of each LCA. All this information can help developers select appropriate designs, materials and plant species to create locally distinctive development schemes.

1. Brendons LCA

Topography/General Description - Exposed grassy hills, with large fields, low beech hedges and deeply dissected wooded river valleys.

Geology - Predominantly slates, siltstones and sandstones (of the Morte Slate and Pickwell Down Beds). The remainder comprises the shales of the Doddiscombe Beds and limestone outcrops.

Vegetation - Includes ash, sessile oak, common oak, hawthorn, blackthorn.

Settlements - Include Ashbrittle, Langley Marsh, Chipstable.

Building Materials - Buildings are mainly shillet (old red sandstone), appearing greyer to the south (eg Ashbrittle) redder to the north (Wiveliscombe). Natural slate roofs dominant.

2. Quantocks LCA

Topography/General Description - The highest ground in Taunton Deane, including steeply sloping hills (notably Wills Neck, 384 metres).

Geology - Siltstones and sandstones.

Vegetation - Open bracken and heather on hill tops, oak/birch scrub on higher slopes, sessile oak high forest on lower slopes. Some ash. Hedgerows of hawthorn and blackthorn.

Settlements - Include Kingston St. Mary, West Bagborough, West Monkton.

Building Materials - Predominantly Quantock old red sandstone (shillet). Roofs mainly of natural slate or thatch; some clay double Roman tiles, several leaded lights; occasional red brick or Taunton buff brick window arches.

3. High Vale LCA

Topography/General Description - Varies from steeply sloping high land to the north and west, declining to moderately undulating near the Low Vale LCA. Fields are bounded by thick hedgerows and standard trees. Numerous middle-sized woodlands.

Geology – Predominantly Devonian Sandstone, Siltstone, Mudstone and Slate but also with Permo Triassic reddish mudstone and alluvium. They produce a soil when overlain with the Lower Marls.

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Vegetation - Predominantly ash and common oak; hedgerows of hazel, hawthorn, blackthorn, etc.

Settlements - Greenham, Bathealton, Langford Budville, west part of Milverton, Wiveliscombe, Halse, Fitzhead, Ash Priors, Lydeard St. Lawrence, Combe Florey, north part of Bishops Lydeard.

Building Materials - Predominantly Bunter sandstone in north and north-west areas. Also much render and natural slate; ham stone quoins on fine buildings. Use of clay double Roman tiles increases relative to slate, east of Milverton. Some Taunton buff brick at Bishops Lydeard.

4. Blackdowns Scarp LCA

Topography/General Description - Densely wooded, steep, north facing scarp slope with beech dominating the upper slopes and oak the middle and lower slopes. Contains Wellington Monument.

Geology - Predominantly clay with flints over Upper Greensand.

Vegetation - Typically beech, ash and common oak.

Settlements - Southern parts of Blagdon Hill and Sampford Arundel.

Building Materials - Predominantly chert and render; some Taunton buff brick quoins. Mainly local slate roofs, or clay double Roman tiles.

5. Blackdowns Plateau LCA

Topography/General Description - Plateau bearing open fields with copses and thick hedgerows, deeply dissected by wooded river valleys. Distinctive mature beech avenues along upland roads.

Geology - Greensand containing cherts, underlying clay with flints and cherts.

Vegetation - Oak and ash with beech hedgerows.

Settlements - Churchinford, Bishopswood.

Building Materials - Chert very predominant; some render. Roofs mainly slate with some double Roman tiles.

6. Limestone Scarp LCA

Topography/General Description - Steep sided very densely wooded scarp slope rising to join the Blackdowns escarpment. Distinctive alkaline calcareous soils.

Geology - A limestone scarp of Rhaetic beds overlying Lower Lias.

Vegetation - Mainly ash and oak semi-ancient woodland, with rich variety of shrubs.

Settlements - Contains no villages itself. Stoke St Mary, Corfe and Hatch Beauchamp are closest.

106 Building Materials - Stoke St Mary has much blue and white lias, and clay double Roman tiles, and some limestone walls. Corfe has much chert with some lias, mainly slate or small clay tiles, and some Taunton buff brick. There is also much render in both areas.

7. Fivehead Vale

Topography/General Description - Mainly pastoral undulating landscape, rising towards Blackdowns; medium-sized fields with thickly wooded hedgerows.

Geology - Almost entirely Lower Lias.

Vegetation - Ash and oak dominant.

Settlements - Include Hatch Beauchamp, West Hatch, Staple Fitzpaine, Bickenhall, Curland.

Building Materials - Typically lias (Staple Fitzpaine almost entirely), with render, cob and thatch common. Mainly double Roman tiles or natural slate.

8. Low Vale LCA

Topography/General Description - Gently undulating to flat land, with odd hills and ridges, (eg. Thorn Hill), and elevated copses. Pockets of mainly broadleaf woodland, and numerous orchards.

Geology - Predominantly Keuper Marl with some upper sandstone (eg, bunter) on north and west fringes.

Vegetation - Ash and oak dominant.

Settlements - Include Taunton, Wellington, West Buckland, Durston,and Oake.

Building Materials - Very variable, since LCA is extensive. Influence of Wellington brick (red) and Taunton brick (buff) is strong. Hence, buff brick walls with red brick quoins common, (for example, in Ruishton.) Occasional use of chert and lias, brought from other LCAs.

9. Levels LCA

Topography/General Description - A level, low lying, very open landscape with pasture, pollarded willows along rhynes, withy beds and coppiced willow and poplar.

Geology – Alluvium and gravel.

Vegetation - A high canopy of white willow and crack willow at wetlands and stream edges.

Settlements - Burrowbridge.

Building Materials - Characterised by handmade red brick, occasionally with Taunton buff brick quoins, or render. Clay pantiles and ‘narrow tube’ or pointed double Roman tiles are typical.

10. River Flood Plain LCA

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Topography/General Description - Farmed flood plains, with treed and open river edges.

Geology - Drift Alluvium, Valley Gravel and rainwash.

Vegetation - Typically includes grey poplar, black poplar, aspen, white, goat and grey willow, ash, alder, oak, downy birch.

Settlements - Central Taunton, Bathpool and Creech St. Michael.

Building Materials - Typically Taunton buff brick, often with red brick ornamentation (including gable dormers, arches over doors, stacks), and slate roofs. Also some red brick, render and clay double Roman tiles.

11. North Curry Ridge LCA

Topography/General Description - A moderately steep-sided ridge, prominent above the Levels, comprising small to medium-sized fields with many thickly wooded hedgerows.

Geology - Siltstones and silty slates on the highest parts of the ridge, surrounded by Keuper Marl.

Vegetation - Ash and Oak dominant tree species, Elm dominant hedgerow species.

Settlements - North Curry and Stoke St Gregory.

Building Materials - Much render in North Curry, generally much red brick and lias. Mainly clay double Roman tiles and slate, some red clay pantiles, rippled clay tiles and thatch.

12. Urban Fringes LCA

Includes areas close to and adjoining urban settlements which are directly affected by activities generated within them, not defined on Proposals Map.

13. Urban Area LCA

Urban environment of Taunton and Wellington not defined on Proposals Map. The characteristics of the Urban Fringes and Urban Area LCAs are broadly similar to those of the Low Vale LCA.

Green Wedges

EN13 Development which would harm the open character of green wedges will not be permitted.

7.47 Previous planning policy has protected a number of predominantly open areas, called ‘green wedges’, from development, thus helping to prevent the coalescence of settlements and preserving their separate identity. Taunton’s Vivary and French Weir Green Wedges extend from the countryside into the town, providing attractive physical breaks in the built up area.

108 7.48 Under policy EN13, the open character of green wedges will continue to be protected. Measures to enhance their landscape and wildlife interest will be supported.

7.49 PPG7, (paragraph 4.16) requires local planning authorities to rigorously consider the justification for existing local countryside designations, including green wedges.

7.50 The Borough Council considers it imperative to give green wedges specific policy protection, rather than to rely solely on countryside policies. Otherwise there is a risk that over time, appeal decisions favouring small, individually insignificant development proposals, will gradually reduce these areas, so their integrity is undermined.

7.51 The identification of green wedges constitutes positive, environment-led planning for the future, helping to avoid a situation where urban open spaces are dispersed and unconnected, and thus unable to provide the many functions wedges achieve (including separation between settlements).

7.52 The protection of large open areas extending into Taunton town centre will also help ensure that future playing field needs might be met using land in a sustainable location, rather than on the outskirts. The positive use and management of green wedges for such use, provided it is predominantly open in character, will generally be acceptable.

7.53 Green wedges, particularly the Vivary and French Weir Wedges, extending into Taunton town centre, provide welcome relief from the urban form, and the ‘hustle and bustle’ of the town environment, helping to reduce stress. Unlike green wedges, isolated patches of public open space would not be perceived as extensions of the countryside, so would be far less effective.

7.54 Green wedges are sustainable, by acting as air conduits, flushing pollutants from the urban system. They often support trees and other vegetation which trap airborne pollutants. They provide actual or potential routes for cyclists and walkers, into and out of town, which are both sustainable and important for recreation.

7.55 Green wedges often provide valuable wildlife corridors, normally being wider than linear parks, and frequently containing rivers and streams which provide greater continuity. Also, in providing a buffer between the built environment and these aquatic habitats, the wedges help to increase the range of species they can support.

7.56 Green wedges may themselves be of some landscape importance, perhaps because they are attractive areas of countryside, or because their openness permits views to or from attractive areas of landscape. The view north from Cotlake Hill towards the Quantocks is an example.

7.57 For all these reasons, it is considered that green wedges are justified and should be protected.

THE BUILT ENVIRONMENT

Outstanding Heritage Settlements

7.58 From analysis of archaeological and historic evidence, Somerset County Council has identified Outstanding Heritage Settlements, to be given priority for designation and review of conservation areas and for protection and enhancement of their character.

109 In Taunton Deane they include: Bishops Lydeard, Milverton, North Curry, Taunton, Wellington and Wiveliscombe. Policy 8 of the Somerset Structure Plan Review refers.

Conservation Areas

EN14 Development within or affecting a conservation area will only be permitted where it would preserve or enhance the appearance or character of the conservation area.

7.59 Somerset Structure Plan Review Policy 9 requires that the character or appearance of conservation areas should be preserved or enhanced. Policy EN14 is consistent with this requirement.

7.60 Measures for enhancement of conservation areas, including the following, will be supported:

• removal of unsightly and unnecessary street furniture, signs, overhead wires and supporting structures;

• reduction of volume of vehicular traffic and on-street parking ; and

• reinstatement of derelict or vacant land.

Conservation Area Appraisals

7.61 The special interest of existing and proposed conservation areas will be appraised, and each appraisal, together with specific proposals to preserve and enhance the conservation area, will be published. This will be a material consideration in determining planning applications. Development proposals will be judged for their effect on the character and appearance of conservation areas as identified in the appraisal document.

New and Revised Conservation Area Designations

7.62 PPG 15 states that the process of assessment, detailed definition or revision of conservation area boundaries should involve extensive local consultation and be pursued outside the local plan process. The Taunton Deane Local Plan Issues and Options Report was used as a vehicle for public consultation on the proposed designation of several new conservation areas, and boundary revisions to a number of existing ones.

7.63 Existing conservation areas, including those designated or altered as a result of those proposals, are shown on the Proposals Map for information.

Demolition Affecting Conservation Areas

EN15 There is a strong presumption against the demolition of buildings which make a positive contribution to the character or appearance of a conservation area.

Proposals involving the demolition of other buildings within or affecting a conservation area will not be permitted unless acceptable proposals for any redevelopment or new use for the site have been approved. This requirement will also apply in the very rare circumstances where

110 proposals involving demolition of buildings which make a positive contribution are allowed.

7.64 Policy EN15 applies to proposals involving the demolition of unlisted buildings within a conservation area (requiring conservation area consent in most cases). There is a presumption in favour of retaining buildings which make a positive contribution to a conservation area's character or appearance. Proposals involving demolition of such buildings will only be permitted in very exceptional circumstances and will require very strong justification, including:

• evidence that the building is redundant and that its owner has made every possible effort to continue the present use or find a suitable alternative use for the building;

• evidence that the freehold of the building has been offered for sale on the open market, at a market price, for at least 12 months; and

• evidence that the building is structurally unsound.

7.65 In all cases, proposals involving demolition will not be considered unless acceptable and detailed plans for any redevelopment or new use have been approved. Often sympathetic redevelopment will be required to avoid gap sites. Where such proposals are to be permitted, developers will be required to make provision for salvage of any materials worthy of retention to the satisfaction of the Borough Council, and re-use them in the development. Traditional building materials are important to preserve local distinctiveness. It is desirable that developers make satisfactory provision for recording of all unlisted buildings to be demolished within conservation areas, prior to the works taking place. Appropriate conditions may be imposed, when conservation area consent is granted, to this end. Recording of listed buildings is covered by policy EN19.

Trees in Conservation Areas

7.66 Trees contribute to the character and appearance of conservation areas. There is a statutory requirement for anyone proposing to fell, top or lop a tree in a conservation area to give six weeks notice to the Borough Council, which may then protect it by a Tree Preservation Order.

Listed Buildings

EN16 Development proposals which would harm a listed building, its setting or any features of special or historic interest which it possesses, will not be permitted.

7.67 Listed buildings are those of 'special architectural or historic interest' given special statutory protection. Listed building consent is required for proposals to alter their interior and to extend or demolish them. Development proposals must preserve listed buildings, their setting and any features of special or historic interest which they possess. This requirement is consistent with the Borough Council's statutory duty for listed buildings, referred to in PPG15, paragraph 3.3.

7.68 The Secretary of State compiles and maintains the statutory list of listed buildings but the Borough Council will request that buildings be added where they are considered worthy and are threatened with harmful alteration or demolition. It may also serve a

111 building preservation notice in urgent cases, protecting such buildings temporarily, pending a formal listing decision.

7.69 All proposals affecting listed buildings or their settings should be full and detailed to permit satisfactory assessment.

EN17 The change of use, alteration, conversion or extension of a listed building will not be permitted unless:

(A) the internal and external fabric of the building including its architectural and historic features would be preserved, leaving them in situ where possible;

(B) the building's internal space would be retained where this is important to its character or historic integrity;

(C) no sub-division of a garden or other open space would occur, where this would harm the building's character, setting and historic integrity;

(D) the design, materials and building methods used are sympathetic to the age, character and appearance of the building. Natural materials reflecting those in the original building should be used, where possible;

(E) any extension is sufficiently limited in scale so as not to dominate the original building or adversely affect its appearance.

7.70 Proposals to alter or extend listed buildings which would harm their appearance, character, architectural or historic integrity will not be permitted. The form, style, height, massing and alignment of the proposal must complement the building. Materials and finishes should match the existing building, natural materials and traditional methods will normally be required.

Demolition of Listed Buildings

EN18 Development involving the demolition of a listed building will not be permitted.

Where, in exceptional circumstances, it is decided to allow such development, permission will only be granted where full proposals for alternative use of the site or redevelopment, showing the layout, elevations and landscaping, have been submitted and approved. Where redevelopment is proposed, consent for demolition will not be granted until the contract for redevelopment has been let.

7.71 There is a presumption in favour of retaining listed buildings. Development involving the demolition of listed buildings should be avoided, wherever possible, and for Grade 1 or Grade 2* buildings it should be wholly exceptional, in line with PPG15, paragraph 3.17. Every effort should be made to sympathetically incorporate them within new development.

7.72 Only in exceptional circumstances will proposals involving demolition of a listed building be allowed, requiring the strongest justification. The Borough Council will expect to see the following:

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• clear and convincing evidence that all reasonable efforts have been made to continue the present use of the building or find viable new uses, and failed;

• evidence that the freehold of the building has been offered for sale on the open market at a reasonable market price;

• evidence that preservation by charity or community ownership is not possible or suitable; and

• evidence that proposals for the alternative use of the site or redevelopment would have substantial environmental and community benefits to outweigh the case for preservation of the building (such proposals would be expected to be in full, showing layout, elevations and landscaping).

7.73 In assessing such justification, the Borough Council will consider the building's intrinsic and relative importance, (which is increased if it is integral to the street scene), its condition and the cost of repairing and maintaining it.

7.74 Where, exceptionally, it is decided to allow development involving demolition of a listed building, consent for demolition will not be granted until the contract for redevelopment has been let. This is to prevent buildings being left part demolished and unsightly, for long periods.

Recording of Listed Buildings Affected by Development and Salvage of Important Building Materials

EN19 Where development involving the demolition of part or all of a listed building is to be allowed, developers will be required to make satisfactory provision for the recording of features and historic or architectural data, prior to the demolition taking place. Developers should provide for the satisfactory salvaging of materials considered worthy of retention, and re-use them in the new development.

7.75 Where, exceptionally, listed buildings are to be demolished, developers will be required to make satisfactory provision for recording features that would be destroyed, prior to the works taking place. They must also salvage any worthy building materials, particularly those of traditional or local importance such as natural stone or handmade brick, for re-use in the site's redevelopment.

Parks and Gardens of Special Historic Interest

EN20 The Borough Council will not permit development which would adversely affect the appearance, setting, character and historic interest of parks and gardens of special historic interest.

7.76 The grounds to Nynehead Court, Cothelstone Manor, Hatch Court, Poundisford Park, Wellington Park and Hestercombe House, are examples of nationally important gardens identified on the register of parks and gardens of special historic interest, compiled by English Heritage. Hestercombe House is Grade 1, the highest grade, and all will be protected from harmful development under policy EN20.

113 Archaeology

7.77 Taunton Deane has a wealth of archaeological interest and since all remains are finite and irreplaceable, their protection and management will be sought in line with PPG16: Archaeology and Planning.

7.78 The Borough contains a great many identified archaeological sites which are listed on the Sites and Monuments Record (SMR) compiled by Somerset County Council. They include over 30 sites of nationally important archaeological remains (all of them scheduled monuments) listed in Appendix 2 and around 500 sites of county importance which are listed in Appendix 3.

Nationally Important Archaeological Remains

EN21 Development which would involve significant alteration of, or cause damage to, nationally important archaeological remains, (whether scheduled or not) or which would have a significant impact on the setting of visible remains of that nature, will not be permitted.

7.79 In line with PPG16, paragraph 27, policy EN21 seeks to protect nationally important archaeological remains and their settings from harmful development. There is a presumption in favour of preserving such remains in situ, since this ensures that the site's historical integrity is preserved and future examination of remains should reveal more information than today's techniques permit. Failure to physically preserve remains in situ would constitute 'damage' to them, in terms of the policy.

7.80 Policy EN21 applies both to known scheduled monuments (listed in appendix 2 and shown on the Proposals and Inset Maps), and any nationally important remains which are discovered in future.

Development Affecting Sites of County Archaeological Importance

EN22 Development affecting sites of county archaeological importance will not be permitted unless their archaeological and historic interest, character and setting would be preserved. Developers should preserve archaeological remains in situ and proposals which do not provide for this will not be permitted unless:

(A) the development would make preservation in situ physically impossible and the remains are not of sufficient importance to outweigh the need for the development; and

(B) developers would make adequate provision for excavation and recording of remains affected.

7.81 Preservation of remains in situ is also preferred for sites of county archaeological importance, and particularly for visible remains, the setting of which should also be preserved. Excavation of remains is undesirable since it destroys all evidence bar removable artefacts and will only be permitted where the criteria in policy EN22 are met. The County Archaeologist must be in agreement. Excavation should occur before development is begun, with remains being satisfactorily recorded and, where possible, removed to a place of safe keeping.

114 7.82 Policy EN22 applies both to known sites of county archaeological importance (listed in appendix 3 and shown on the Proposals and Inset Maps), and any which are discovered in future.

Areas of High Archaeological Potential

EN23 Where a proposal affects a site of archaeological interest or Area of High Archaeological Potential, or it is suspected the development could affect archaeological remains, developers must provide for satisfactory evaluation of the archaeological value of the site, and the likely effects on it, before planning applications are determined.

Where evaluation is considered to justify designation of an archaeological site of national or county importance, policies EN21 or EN22 will apply, otherwise, if it is decided that development is to be allowed, developers must provide for an adequate watching brief.

7.83 In addition to known archaeological sites on the SMR, there is a wealth of unknown archaeological remains at potential risk from development. It is suspected that many such remains are contained within the historic cores of settlements, many of which have been designated as Areas of High Archaeological Potential (AHAPs), and shown on the Proposals and Inset Maps.

7.84 Policy EN23 seeks to ensure that developers provide for satisfactory archaeological investigation before applications are determined, indicating the likely effects. Where this leads to formal designation of the site as one of national or county archaeological importance, policies EN21 or 22 will apply. Otherwise, if archaeological remains are found but do not justify designation, developers must provide for a watching brief to be carried out by a nominated archaeologist (to record any finds during development).

Somerset County Council’s Archaeological Strategies for Historic Settlements

7.85 Somerset County Council is to produce archaeological strategies for five historic settlements in Taunton Deane: Milverton, Newport, Taunton, Wellington and Wiveliscombe. The strategies will identify zones containing archaeological remains of varying importance, warranting different measures for protection/management when affected by development. The strategies will assist in the determination of planning applications.

Urban Open Space

EN24 Development which would affect areas of Urban Open Space (UOS) will not be permitted unless:

(A) the UOS, taking account of all of its potential functions, is surplus to needs; or

(B) the development is compatible with the functions of the UOS, would not impair its ability to provide those functions, and of appropriate scale, siting and design to minimise impact on the UOS.

7.86 PPG17 (July 2002) indicates the importance of open space in performing multiple functions, such as providing areas for informal recreation, provision of visually

115 attractive amenity areas close to peoples’ homes, a means of breaking up/greening urban areas, and wildlife habitats. Such functions are particularly valuable within settlements where open space may be limited. The PPG states that areas of open space that are of high quality, or of particular value to a local community, should be protected through appropriate local plan policies.

7.87 Therefore the Borough Council will protect such areas of open space, identified as UOS on the Inset Maps, under policy EN24. Only areas within settlements have been selected (hence the term ‘urban’) because locations outside settlements are already protected from many forms of development under policy S7. However, some of the areas of UOS are also protected under policy C3, (which protects allotments, public, private and school/college playing fields, sports grounds, areas for informal public recreation and children’s play areas.) This reflects the wide range of functions which areas of open space can perform. (Playing fields for example, are not only recreational but can also provide ‘breathing space’ and relief from the urban form.)

7.88 The Borough Council will carefully assess development proposals within or adjoining areas of UOS against policy EN24. To meet criterion (A), developers must be able to demonstrate, through a detailed assessment, that the open space is surplus to requirements, taking into account all the functions that open space can perform, and that its development is widely supported by the local community. Such circumstances are not likely to be common.

7.89 Regarding (B), provision of small-scale structures which would support the functions of the open space (such as toilets on the edge of a large area for informal recreation) may be acceptable, providing that they are sited to minimise the impact on the UOS. However, there may be circumstances where even small-scale development will be inappropriate, perhaps where the UOS is important to the character or setting of a building or settlement, and development would impair that function.

7.90 In line with PPG17, when resources permit, the Borough Council will rigorously review all areas of open space within settlements (including existing UOS) against selection criteria, to assess their eligibility for protection under policy EN24.

THE WATER ENVIRONMENT

EN25 Development which would harm the landscape, character, wildlife and recreational potential of the water environment will not be permitted. Development proposals near rivers, canals, still waters and watercourses must respect, enhance and maximise the benefits of a waterside location.

7.91 The water environment includes watercourses, lakes, ponds and wetlands and the surrounding land which is physically and visually linked to these features. The water environment will be protected from development which would reduce its value to the landscape, wildlife, recreation and water resources.

7.92 For example, development proposals must respect features such as wetlands, water meadows, leats, and mills. There is a presumption against culverting. Streams should be retained within areas of landscaping or open space, providing wide margins or bunds, thus enhancing their functions as wildlife corridors.

7.93 Any existing public access to the waterside via open space, footpaths and cycleways must be retained. Provision of sensitively developed footpath and cycleway networks

116 along stream corridors will be encouraged, providing that no conflict with wildlife results.

7.94 The use of best management practices in surface water disposal, including provision of soakage lagoons, swales, and reedbeds, will be supported, since, together with ponds, they add to and enhance the water environment, benefiting wildlife and recreation. Where bridge supports could present barriers to wildlife corridors alongside water-courses they should be designed to incorporate ledges or tunnels, negotiable by badgers and other mammals.

Water Resources

EN26 Development proposals posing increased risk to the quality, quantity and availability of water in the water environment, including surface and underground water sources or courses, will not be permitted, unless developers provide for satisfactory prevention and/or remedial measures.

7.95 RPG 10 requires consideration of the availability and quality of water in development plans and planning decisions while PPG12 stresses the need to protect groundwater.

7.96 Groundwater is an essential water resource, providing a fifth of the drinking water in Taunton Deane and sustaining rivers, wetland wildlife habitats and agriculture. Its abstraction is statutorily controlled by the Environment Agency licensing system.

7.97 However, groundwater is easily and irrevocably contaminated by pollution, particularly by direct discharge or gradual diffusion of contaminated surface run off. Inappropriate development may cut off access to an aquifer or other groundwater supply, affecting the availability of water in watercourses, so harming flora and fauna.

7.98 Therefore, development which would increase risk to the quantity and quality of groundwater and other water resources (for example water storage areas and surface watercourses) will not be permitted, unless satisfactory pollution prevention and/or remedial measures are incorporated, thereby reducing the risk.

7.99 Developers should investigate the probable extent of pollution and effect on water availability arising from their proposals, and submit plans detailing any necessary pollution prevention and/or remedial measures, before applications are decided. Planning obligations may be sought to monitor any groundwater contamination, during and after development, (particularly for proposals affecting contaminated land).

Water Source Protection Areas and Public Water Supply Source Protection Zones

EN27 Development which would adversely affect the quality, quantity and availability of water resources in water source protection areas will not be permitted.

7.100 The Environment Agency has identified water source protection areas, containing most of the groundwater public supply sources within the Local Plan area. Within these, strict control of development will be exercised to ensure that it does not harm the groundwater quality within the aquifers feeding the public water supply. The Environment Agency has produced a document entitled 'Policy and Practice for the Protection of Groundwater' advising on avoiding pollution risk from development in these areas. The areas are marked on the Proposals Map and Inset Maps. The

117 actual groundwater public supply sources (springs and boreholes) are listed, with grid references, below.

No. Name and Location National Grid Reference (ST) 1 West Leigh Springs - near Combe Florey 119 306 2 Chipstable borehole - west of Taunton 044 273 3 Wiveliscombe borehole 082 278 4 Waterrow Spring - Bathealton 058 257 5 Payton Springs - west of Wellington 109 207 6 Westford Springs - Westford 120 201 7 Pitt Farm borehole - south west of Wellington 122 198 8 Forches Corner Adit - near Blagdon Hill 183 171 9 Stapley Springs - Churchstanton 191 139

Development and Flood Risk

EN28 Land with little or no risk of flooding will be the priority location for development. Where material planning considerations dictate that development cannot be located on land with little or no risk of flooding, the preference for site selection will be as follows:

(A) i) land with low to medium risk of flooding; followed by

ii) land with a high risk of flooding; in the following order of preference:

iii) developed areas; followed by

iv) undeveloped and sparsely developed areas; followed by

v) functional flood plains.

Where development is permitted on land subject to flooding, the Borough Council will require the development to be protected to the following standard:

(B) i) within Taunton and its associated settlements, 1 in 200 year; or

ii) elsewhere, 1 in 100 year.

Where, exceptionally, permission is granted for development within an undeveloped or sparsely developed area of high risk, the threat of flooding should be managed to ensure that the development is and remains safe throughout its lifetime and does not increase flood risk elsewhere.

7.101 The publication of PPG25 in 2001 introduced a step change in the consideration of flood risk as part of the town planning process, and seeks to secure a reduction in

118 flood risk to both existing and proposed property and infrastructure. There are various ways in which this can be achieved.

Risk-Based Sequential Approach

7.102 Policy EN28 reflects the provisions of PPG25, in that it establishes a sequential test to the selection of sites for development. Principally, the test directs development away from areas subject to a high risk of flooding, towards land with little or no risk of flooding.

7.103 The standard of risk is determined as follows:

Risk Of Flooding River Tidal (Annual Probability)

Little or no risk Less than 1 in 1000 year Less than 1 in 1000 year

Low to medium risk Between 1 in 1000 and Between 1 in 1000 and 1 in 100 year 1 in 500 year

High risk Greater than 1 in 100 year Greater than 1 in 500 year

7.104 The Environment Agency, the Borough Council’s advisors on matters pertaining to flood risk, determines the standard of flood risk for each particular site.

7.105 Very exceptionally, development may be permitted on land subject to some probability of flood risk (ranging from low to high). For example, the consideration of other material planning factors, such as the quality of agricultural land or landscape and wildlife designations, may direct development into areas of flood risk. Similarly, some developments (such as sewage treatment works) have particular locational requirements. However, the main incursion into areas of flood risk is likely to occur within the urban areas. Settlements were traditionally built adjoining watercourses. Furthermore, many industrial sites were located next to watercourses due to their demands upon water. Many of the older industrial sites are now in need of redevelopment. The Government has set out its intentions to deliver an urban renaissance, with the town planning process functioning as a key mechanism for delivery. This is reflected within PPG1: General Policies and Principles and PPG3: Housing, which both set out a priority for the development of brownfield land. PPG25 reflects this guidance. Paragraph 36 notes ‘PPG3 requires priority to be given to re- using previously developed land within urban areas, bringing empty homes back into use and converting existing buildings in preference to the development of greenfield sites. Nothing in PPG25 should be taken as departing from this guidance.’

7.106 In line with PPG25, the Borough Council will not permit development in undeveloped high-risk areas that are not currently protected to an appropriate standard unless that location is essential for the particular development or there are no alternative locations in lower risk areas.

Precautionary Principle

7.107 Where, exceptionally, development is to be considered on land subject to flood risk, the Borough Council will require the implementation of the ‘precautionary principle’ as set out in PPG25. Effectively, this will require applicants to demonstrate the following:

119 • that a proposed scheme of flood protection of the required standard is both technically feasible and deliverable; and • that a proposed scheme of flood protection will not adversely affect third parties by reason of increased flood risk.

7.108 Development will be refused where the above requirements are not satisfied. The Borough Council will liaise closely with the Environment Agency on all proposed schemes of flood protection.

Off-site Schemes of Flood Protection

7.109 Occasionally, the only effective means of militating against flood risk will be the delivery of an off-site solution. This could involve the creation of a temporary flood storage area, as developed at Glasses Mead (Galmington) and Westford (near Wellington). Both are designed to protect development downstream of the proposed works. A similar facility is being promoted for Norton Fitzwarren. This approach is in full accordance with the provisions of PPG25, which promotes catchment-wide solutions militating flood risk. The development of temporary storage areas can significantly reduce the volume of water entering main watercourses, such as the River Tone, thereby reducing flood risk to the proposed development and, potentially, a much wider area.

Standards of Protection

7.110 PPG25 requires that new development be protected to a minimum of 1 in 100 year standard. However, within Taunton and its associated settlements, the Borough Council will require that standard to be raised to 1 in 200 year. Recent flood protection works to the River Tone within the town centre were designed to protect the surrounding land to a 1 in 200 year standard. Accordingly, it is considered that all development within the Taunton area should complement that standard of protection, so as to avoid flood risk, particularly within the town centre.

Flood Risk Assessment

7.111 All proposals for development within floodplains, or that may impact upon floodplains (refer to policy EN29 and paragraphs 7.114 - 7.116) must be accompanied by a Flood Risk Assessment (FRA) defining the risk and identifying mitigation measures that can be both achieved and implemented. All submitted FRA will be sent to the Environment Agency for comment. It is therefore advisable to seek the advice of the Environment Agency before the preparation of any FRA. (The Proposals Map shows the indicative 1 in 100 year floodplain, based on information from the Environment Agency.)

Flooding due to Development

EN29 Development which would result in a greater risk of flooding due to increased surface water run-off will not be permitted.

Appropriate mitigation measures will be required to prevent run-off from increasing, using sustainable drainage systems wherever practicable.

7.112 All development, whether it is within an area at risk of flooding or not, has the potential to create or exacerbate flooding problems through the generation of increased run-off. Although in some cases the redevelopment of existing urbanised land may result in a reduction in run-off, more commonly development will result in

120 vegetated areas where percolation can occur being replaced by impermeable hard surfaces such as roofs, roads and other paved areas.

7.113 In accordance with the Government’s stated aim, in PPG25, that the planning system should seek wherever possible to ensure that flood risk is reduced and certainly not increased, it is imperative that the run-off implications of development proposals are assessed, and appropriate mitigation measures, to prevent any increase, are incorporated.

7.114 Within the catchment of the River Tone, which encompasses the majority of the Borough, the regulation of surface water run-off is essential in view of the existing extent of flooding problems.

Sustainable Drainage Systems

7.115 Traditionally, surface water drainage systems sought to remove water from sites as quickly as possible through underground pipes. Whilst protecting the sites involved from flooding, such systems could create problems elsewhere through the increased rate of run-off.

7.116 Sustainable drainage systems take a different approach, using techniques to control run-off as close to its source as possible, and before it enters a watercourse. These tend to mimic natural drainage processes. There is a wide range of options, including dry or wet storage areas, soakaways, and infiltration areas. They have a number of advantages, including management of the environmental impact of development close to its source, possible opportunities for wildlife habitat creation, and the recharge of groundwater. The use of such systems will be encouraged wherever practicable.

7.117 In all cases developers are advised to consult the Environment Agency at an early stage to resolve flood risk and surface water disposal issues.

7.118 Where permission is granted, planning obligations will be sought, requiring developers to finance the long-term monitoring and maintenance of any infrastructure involved.

ENVIRONMENTAL PROTECTION

Hazardous Substances

EN30 Proposals for the use, storage or manufacture of hazardous substances will not be permitted unless adequate safety precautions are undertaken.

7.119 Hazardous substances include potentially dangerous materials which are typically toxic, flammable, explosive or otherwise harmful. Under the Planning (Hazardous Substances) Act 1990 and Planning (Hazardous Substances) Regulations 1992, local authorities are empowered to grant hazardous substances consent for the presence of a hazardous substance in an amount at or above its controlled quantity. The requirement for this consent is additional to the requirement for planning consent. Policy EN30 will be a material consideration in determining applications for both types of consent.

7.120 In accordance with Circular 04/2000, local authorities will consult the Health and Safety Executive (HSE) about proposals involving the presence of hazardous

121 substances above specified controlled quantities. There are separate requirements relating to pipelines that carry hazardous substances. Where proposals for such installations require planning or hazardous substances consent, policy EN30 will apply. In implementing the policy, the Borough Council will aim to keep these installations separate from housing and other land uses which may be incompatible with regard to safety.

EN31 Proposals for development near sites where hazardous substances are used, stored, manufactured or moved in fixed pipelines will only be permitted where an adequate safe intervening buffer distance can be achieved, unless it can be demonstrated that alternative safety precautions would suffice.

7.121 Policy EN31 seeks to prevent development from occurring too near to sites containing hazardous substances. The area covered by this Plan already contains a number of installations with hazardous substances in controlled quantities, and it is considered prudent to control the kinds of development permitted near these. Consultation distances for each of these have been defined by the HSE. Where development is proposed within these consultation areas, the Borough Council will consult the HSE on the risks involved. Existing installations, including pipelines, are shown on the Proposals Map and Inset Maps.

Contaminated Land

EN32 Development of contaminated land will not be permitted where harm to wildlife or the public would result. Any necessary remedial measures must be undertaken before any harmful effects can occur and the proposed development comes into use.

7.122 Planning Policy Statement 23: Planning and Pollution Control (paragraph 18), sets out the Government’s objectives for contaminated land, one of which is to seek to bring it back into beneficial use. This will often coincide with the objective of re-using previously developed land.

7.123 Contaminated land is statutorily defined as ‘land likely to cause significant harm to organisms or ecosystems, or pollute rivers, watercourses, lakes and groundwater, because of substances in, on or under it’ (1995 Environment Act). Domestic and industrial landfill sites and old gas works are typical examples.

7.124 Development of contaminated land is potentially hazardous, since disturbance may release pollutants into the air, water and onto neighbouring land, including dangerous gases like methane.

7.125 Where it is suspected that land is contaminated, developers will be required to investigate the likely hazards, assess the risk they present and identify any remedial measures needed to overcome them. In some cases this may be necessary before applications are determined, but more often it will be appropriate to use planning conditions to secure these measures. Where permission is granted, necessary remedial measures must be implemented before harmful effects can occur.

Building Waste

EN33 Development proposals will not be permitted unless developers make maximum possible use within the development site of building waste and spare soil generated by the site preparation.

122

7.126 Most building waste is tipped, a wasteful and potentially harmful operation. Tipping is the single most damaging operation to County Wildlife Sites, and liable to contaminate water sources, the materials rarely being truly inert. Tipping can be expensive due to the Landfill Tax.

7.127 The re-use of building waste is favoured, instead of tipping, helping to conserve non- renewable primary aggregates (as occurs in the Mendips).

7.128 Developers are expected to re-use any waste building material and soil resulting from site preparation/excavation in the design and construction of new buildings and landscaping. Only after such efforts have been exhausted should any surplus material be removed for re-use or recycling off site.

7.129 Similarly developers should make maximum use of crushed and recycled rubble for roads and other developments where use of such low grade hardcores/aggregate would not harm their appearance or the landscape.

Control of External Lighting

EN34 New lighting will be permitted, provided that impact on the night sky, road safety and residential amenity is minimised, through the use of appropriate location, orientation, timing, shading and power to avoid any illumination of off-site areas. The design of lighting columns and other fittings should respect the character of the area.

7.130 The impact of lighting can be felt throughout towns and increasingly in the rural areas. One issue of concern is the way in which new lights unnecessarily cause ‘light pollution’ of the night sky. Similarly, excessive glare can lead to problems relating to road safety and residential amenity. These issues can be resolved by care in the installation of new lighting.

7.131 The poles and other fixtures can also have a detrimental effect on the character of areas. The increasing use of standard massive lighting columns in rural road improvement schemes is of particular concern. Accordingly, the use of fixtures of appropriate scale, colour and design in relation to their surroundings will be sought.

123 CHAPTER 8 TAUNTON AND ASSOCIATED SETTLEMENTS

INTRODUCTION AND STRATEGY

8.1 Taunton is the largest town in Somerset, with a population of some 62,000 and approximately 39,000 jobs located within it. It is classified by the Somerset Structure Plan as a town with a sub-regional role, suitable for locating significant levels of development. The Structure Plan also recognises its history and character by defining it as an Outstanding Heritage Settlement.

8.2 The urban form of Taunton can be described as a ‘clover leaf’ shape, with three sectors joined at the central area. These are separated by three major ‘green wedges’, which contribute significantly to its special character. Two of these green wedges, the French Weir and Vivary Wedges, extend right into the heart of the town. The extent of the urban area has been defined by a settlement limit, outside which countryside policies apply.

8.3 This urban area of Taunton has expanded over time beyond the original Borough boundaries. The urban area now extends to and incorporates a number of parishes. While many of these pre-existing settlements retain their individuality and village identity, they can no longer be regarded as ‘villages’ in a planning sense. Their proximity to Taunton (often, indeed, being part of the continuous built up area) means that the limitation to small-scale development conferred by such designation is not appropriate.

T1 The extent of Taunton is defined on the Proposals Map to include the associated settlements of Bathpool, Bishops Hull, Monkton Heathfield, Norton Fitzwarren, Staplegrove, Staplehay and Trull.

8.4 Where a settlement has a ‘village’ character or tradition, but is part of the urban fabric, the term ‘associated settlement’ has previously been coined. The term is taken to apply to Bathpool, Bishops Hull, Monkton Heathfield, Norton Fitzwarren, Staplegrove, Staplehay and Trull.

8.5 Bathpool is a small settlement within West Monkton parish, just outside the limits of Taunton, but too closely related to be considered a ‘village’ in planning terms. It has had new housing estates developed in the last decade. There is scope for some limited further development.

8.6 Bishops Hull is a small settlement which is now part of the continuous built-up area. The parish includes the original village, which is a conservation area, and extensive suburban housing to the east which adjoins Taunton.

8.7 Monkton Heathfield is a large settlement within West Monkton parish which is close to, but not adjoining Taunton. A small gap remains, protected by Green Wedge policies. It has a modern character and is located on a good bus route into Taunton. It is the focus for a major development set out in policies T8-T12.

8.8 Norton Fitzwarren is a large settlement which has grown up and around a major manufacturing operation (Matthew Clark, previously Taunton Cider) and the nearby Royal Marines camp. It is contiguous with Taunton, and is the location for a major development involving the redevelopment of a large, old industrial estate. Policies T4-T7 refer.

124 8.9 Staplegrove is a small settlement, which adjoins the built-up area at one point. Staplegrove itself retains its rural character, and there is a conservation area within the heart of the village.

8.10 Staplehay is a small settlement which forms the southernmost limit of the urban area.

8.11 Trull is now part of the continuous built-up area, although its separate physical identity is partially retained by the Trull Ridge UOS (Urban Open Space) and the Vivary Green Wedge. Its core retains a historic character.

8.12 The size and economic activity of Taunton, and the Structure Plan strategy, require that a significant proportion of Taunton Deane’s development is allocated to the town. This approach is incorporated in the Local Plan strategy, point 1 of which is:

To locate the majority of development in or adjacent to Taunton.

8.13 Other elements of the strategy particularly relevant to Taunton are (points 5-10):

To maximise the amount of development on under-used sites within the larger towns.

To provide for most greenfield residential development on large sites which incorporate community facilities and access to public transport corridors.

To locate developments which are major generators of travel demand such as retail, leisure and offices, at Taunton and Wellington town centres or at public transport nodes.

To locate major generators of freight traffic with convenient access to the rail and major road network.

To locate development away from important open spaces and green wedges within settlements.

To provide a comprehensive network of safe public transport, cycling and walking facilities, introduce selective parking restraint and develop the minimum necessary new or improved road links.

8.14 However, Taunton is constrained in a number of ways and this has had a significant influence on the choice of development sites.

8.15 Areas liable to flood have generally been avoided, and this affects the areas west and east of the town which are subject to flooding from the River Tone. Part of the proposed major development site at Norton Fitzwarren, which comprises previously-developed land, is subject to flooding. However, in this case development will need to make provision for significant flood protection works as part of the infrastructure provision.

8.16 Grades 1, 2 and 3a agricultural land are classified as the best and most versatile, and protected from development by national policy. However, much of the agricultural land around Taunton is of that quality, and much of the remaining land is affected by other constraints. MAFF has therefore accepted the need to consider the best and most versatile land for development where such constraints are significant.

125 8.17 Accordingly some Local Plan allocations involve the loss of grade 3a land, while some areas of lower grade land have been excluded. However, allocations have generally avoided significant loss of grades 1 and 2 land.

8.18 The Green Wedges are a longstanding feature of Taunton planning policy. They have been recognised since at least the 1970s and were enshrined in statutory policy in 1986. They contribute to the special character of Taunton, acting as buffers which retain the separate identity of settlements and bring the countryside close to the heart of the town. Of particular importance are the French Weir and Vivary Green Wedges which extend furthest into the built-up area. Also significant is the Canal and River Corridor Green Wedge which extends into the town centre from the east. Positive measures of enhancement are proposed for this area in connection with redevelopment proposals at Firepool (policy T3).

8.19 Special Landscape Features include prominent hills and ridges in and around the town. Their setting is important to the character of the town and the nearby countryside.

8.20 The Motorway continues to act as a strong physical and psychological barrier to the eastwards and southwards development of Taunton. Development which would be physically severed from Taunton by the M5 is not favoured.

8.21 The policies and proposals have been developed to reflect these considerations, to implement the strategy, while avoiding the most constrained areas.

8.22 Housing has been concentrated on two large sites, at Norton Fitzwarren (770 dwellings) and Monkton Heathfield (1,000 dwellings), with a mix of uses and building on the good bus links to Taunton town centre. A number of smaller brownfield sites are allocated, including elements within the Firepool and Tangier mixed-use sites. A number of smaller greenfield sites are also allocated.

8.23 Industry (including offices, business, industrial and warehousing) is allocated on a variety of sites to provide choice and promote sustainable development. Large, road-related sites are allocated for industrial and warehousing development at Henlade and Monkton Heathfield. Small-scale sites suitable for a range of uses are included in the major development sites at Norton Fitzwarren and Monkton Heathfield and elsewhere within the urban area. In addition, commitments exist for additional B1 uses adjoining Junction 25 of M5 (Blackbrook Phase 2). These permissions will be protected by general employment policy EC9.

8.24 Leisure is proposed in a number of locations accessible from nearby residential areas, at Blackbrook, Ladymead School and Priorswood Landfill Site. Other opportunities are proposed as part of the Major Development sites at Tangier and Firepool, within the town centre.

8.25 Retail - Town centre and edge-of-town-centre locations are areas in which retail development will be concentrated, and in particular, allocations have been identified at The Crescent and Whirligig Lane, Tangier and Firepool.

8.26 Mixed Use - Most development is suitable for inclusion as part of allocated major mixed-use developments. Two of these sites are within and adjoining the town centre at Tangier and Firepool. These sites are highly accessible to a variety of modes of travel, reducing reliance upon the private car. The types of uses included here include retail, industry, offices, leisure and housing.

126 MAJOR DEVELOPMENT SITES

8.27 The guiding principle of Government planning policy and the aim of the Local Plan is a recognised need to facilitate a sustainable pattern of development. In this respect, PPG1 highlights that securing urban regeneration and the redevelopment of previously under-used land can contribute significantly towards this aim. This is of particular relevance to Taunton. Indeed, the Government is committed to:

• concentrating development for uses which generate a large number of trips in places well-served by public transport, especially town centres, rather than in out-of-centre locations; and • preferring the development of land within urban areas, particularly on previously-developed sites, provided that this creates or maintains a good living environment, before considering the development of greenfield sites (PPG1 - paragraph 7).

8.28 Government advice and the aim of the local plan has been translated into a number of strategy statements (see Chapter 2). These statements serve the key function of guiding the choice of Local Plan allocations, having full regard to the need to create a sustainable pattern of development. Adherence to this strategy has resulted in the allocation of four major development sites within and adjoining Taunton. Taken collectively, these sites will provide scope for the development of approximately 2100 dwellings within the Plan period. Additionally, they also provide extensive areas of land suitable for a mixture of uses including industrial, offices, leisure and retail activities.

8.29 The four major development sites are allocated in the following locations:

Tangier Brownfield site on the edge of the town centre Firepool Brownfield site on the edge of the town centre Norton Fitzwarren Brownfield site on the urban periphery Monkton Heathfield Greenfield site beyond the urban limits

8.30 All four sites contain a mixture of uses which are considered appropriate to their individual locations (refer to policies T2-T12).

8.31 Some of the guiding principles which have determined the choice of the major development sites can be summarised as follows.

The Identification of Under-used Brownfield Land

8.32 Adherence to a sustainable development strategy requires the identification of as much under-used brownfield land for development as possible, as this reduces the need to identify development on irreplaceable greenfield sites. Three of the major development sites are wholly on such land. The fourth site, at Monkton Heathfield, is wholly greenfield in nature. However, it has benefits relating to infrastructure and community requirements which justify and support the allocation of this site.

Infrastructure and Community Requirements

8.33 All major development sites must be able to provide the necessary infrastructure and community facilities to serve the identified business uses and new housing areas. A key factor in this is the size of the proposed scheme, particularly where the development is predominantly residential in nature, as at Norton Fitzwarren and Monkton Heathfield. Residential schemes generate major infrastructure and community requirements, such as roads, cycle lanes, playing fields, play areas,

127 and schools. A major development can be required to provide such facilities (to the wider community benefit) through appropriate policies. The alternative to major development sites, a scattering of smaller sites throughout the urban area, would not be as effective in generating these benefits for the wider community. Such provision is normally sought via planning obligations, and must be fairly and reasonably related in scale and kind to the proposed development, in line with Circular 1/97.

8.34 Town centres are especially suitable for large mixed-use (visitor intensive) development schemes, as they are highly accessible for a variety of modes of travel, consequently reducing travel requirements by means of the private car. This has a direct impact on infrastructure requirements. Such schemes will enable greater investment in alternative travel arrangements, and measures to improve town centre vitality and viability.

Town Centre Vitality and Viability

8.35 The identification of two major development sites within and on the edge of the town centre will help to stimulate town centre vitality and viability. The importance of diversification within town centres, through mixed-use developments, is an established theme of Government advice. The town centre allocations at Tangier and Firepool will contribute towards this, increasing population and activity, improving security, and helping to sustain a living heart within the central area.

TANGIER DEVELOPMENT SITE

Major Site Allocation

T2 Sites within the Tangier area as shown on the Proposals Map are proposed for major mixed-use redevelopment to include a food superstore, retail warehousing, offices, leisure and residential. To ensure the provision of a satisfactory overall development, a co- ordinated approach and the delivery of the following key elements will be necessary:

A) contributions towards the provision of the Inner Relief Road from the junction of the Wellington Road to Bridge Street, incorporating a bridge over the River Tone; B) a comprehensive cycle and pedestrian network within the site redevelopment area which incorporates routes alongside the River Tone, Mill Stream, Galmington Stream and Steps Water in order to provide quality links from the site to Goodland Gardens and French Weir/Wellington Road; C) the provision of town centre shoppers’ car parking facilities, as part of any proposed car park to serve the customers of any retail development; D) contributions towards the provision of bus priority measures including park and ride sites at East and West Taunton; E) landscaping, to incorporate the protection of the existing waterside tree groups; F) affordable housing provision, in accordance with policies H9 and H10; G) archaeological survey, in accordance with policy EN23; H) contamination survey and remedial works as required, in accordance with policy EN32; I) flood mitigation works; and

128 J) primary and secondary school accommodation in accordance with policy C1.

8.36 The area proposed for comprehensive redevelopment is located on the south-west fringe of the town centre. The site is less than 300 metres easy walking distance of the Primary Shopping Area (policy T19), making it an ‘edge of town centre site’ for the purposes of identifying appropriate new uses.

8.37 The site amounts to some 7.4 hectares of under-used brownfield land (excluding the Mill Stream). It is bounded by the River Tone to the north, Steps Water and Marshalsea Walk to the west and Goodland Gardens to the east, and residential and office properties on Wellington Road and Park Street to the south. The Mill Stream passes through the middle of the site. The proposed redevelopment area currently comprises a variety of uses. The dominant use is surface car parking to serve long stay commuters. These sites are within the ownership of the Borough Council, Somerset County Council and the Somerset College of Arts and Technology. There are also extensive areas of cleared and decontaminated land which were formerly the site of a gasworks. Other uses include education facilities, leisure facilities, residential curtilage and a number of commercial enterprises such as car show rooms, repair workshops and a petrol filling station.

8.38 The Borough Council would prefer to see the site developed as a co-ordinated whole. However, it is recognised that this may not be feasible, given the fragmented pattern of land ownership. Therefore, in accordance with the provisions of policy S3, the Borough Council will permit the development of separate parts of the site, provided that any individual proposal does not prejudice the comprehensive and co-ordinated development of the whole allocation and the delivery of necessary infrastructure. Any individual proposal will be expected to provide or contribute towards necessary and related infrastructure, commensurate with the scale and impact of the development. If necessary, the Borough Council will use its compulsory purchase powers to safeguard the delivery of key elements of transport infrastructure.

Key Planning Considerations for the Development of the Site

Sustainable Development

8.39 Redevelopment of the site will enable a number of sustainable development objectives to be achieved. For example:

• reducing reliance on the car, as the site is in a location which is highly accessible to a variety of modes of travel; • redevelopment of commuter car parking spaces and the simultaneous provision of alternatives in line with the Taunton Parking Strategy. There are approximately 529 long stay spaces in TDBC ownership within the site. The loss of these car parking areas will encourage the current users of these spaces to explore car sharing or look for alternative travel arrangements, which may well include the use of buses, cycles, walking or park and ride facilities; • maximising the potential of under-used brownfield sites, to reduce the need to look to irreplaceable green fields as a means of accommodating new development.

129 Traffic

8.40 The site contains the proposed route of the Inner Relief Road (IRR - policy T34). The road is required to enable intensive redevelopment of these brownfield sites to proceed. The road will provide a link between Wellington Road and Bridge Street, and is a longstanding protected route within the planning policy framework for Taunton. The primary purpose of the road is to provide a reduction of traffic in the town centre. It is not intended to increase traffic capacity through or around the town centre. The road will provide convenient access to town centre shoppers’ car parks without the need to use the main shopping streets. Its construction will also enable the investigation of ways to reduce traffic within North Street (Primary Shopping Area) during part of the day. The reduction of traffic will further enhance the vitality and viability of the town centre, complementing the existing pedestrian priority scheme.

Waterways, Linkages and Environmental Quality

8.41 A key characteristic of the site is the waterways which surround it and cross through it. These include the River Tone and the Mill Stream, as well as their tributaries the Galmington Stream, the Goal Stream and Steps Water. These tree- lined watercourses offer the scope of providing a quality landscaped setting to the development. In addition, the incorporation of footpaths and cycleways alongside these watercourses will enable the provision of a quality link between Goodland Gardens and French Weir/Wellington Road. The provision of attractive pedestrian and cycle routes is essential in order to encourage shoppers and visitors to use modes of transport other than the car.

8.42 The above has resulted in three key planning considerations for the development of the Tangier mixed-use redevelopment site. These are to deliver a scheme which:

• maximises sustainable development objectives relating to reduced reliance upon the car and realising the potential of under-used brownfield land; • ensures the construction of the Inner Relief Road, with consequent benefits of a reduction in town centre traffic; • maximises the landscape potential of the site’s watercourses in order to provide both an attractive setting to the development and quality linkages from the site to both the town centre and French Weir/Wellington Road.

8.43 These considerations will shape future proposals for this area.

Appropriate Uses

8.44 A Tangier Development Guide was published in 1993 which highlights a range of acceptable uses for this site. The guide also discusses infrastructure requirements and establishes the urban and landscape design principles to be used when considering potential development. However, whilst much of the guide remains relevant, certain elements require review, particularly given: the latest data regarding potential flood problems within the site (refer to paragraph 8.61 – fifth bullet); the increasing emphasis given to town centre vitality and viability; alternative approaches to car parking standards; and the promotion of a range of modes of travel. A revised guide will be published in due course. In the meantime, it should be noted that visitor and operational car parking to serve the proposed developments will need to have regard to the site’s highly accessible town centre location, enabling a high proportion of customers and employees to arrive by means other than the car. As such, minimum car parking facilities will be expected (see policies M1 - M3).

130

131 8.45 The edge of town centre location enables a range of mainly visitor intensive uses to be considered. However, a key challenge for the future will be to maintain the value of the investment created within the town centre; to diversify town centre activity through focussing other forms of development (such as commercial and leisure uses) on town centre or edge-of-centre sites, and to resist inappropriate out- of-centre development. Indeed, to maximise the potential of the site, the Borough Council will require all proposals to actively explore the incorporation of both a horizontal and vertical mix of uses, subject to appropriate design and conservation considerations. The majority of the site is considered to be available for development within the short term (ie within the next three years), as detailed in the table below.

Site availability within the Tangier Major Development Area

Site Availability Principal Appropriate Uses* 1. Former site of car show Short term Food superstore rooms, petrol filling station, SCC car park, and college facilities 2. Youth and Community Short term Petrol filling station and/or Centre residential and/or leisure 3. Parkhaven Medium to long term Residential

4. Hickley Valtone site Dependent upon relocation Retail warehousing and/or of existing facilities leisure and/or offices and/or residential 5. Tangier Public Car Park Short to medium term - Residential dependent upon the provision of Park and Ride facilities 6. Enfield Public Car Park Short to medium term - Residential and/or retail and adjoining site of dependent upon the warehousing and/or leisure former St John Primary provision of Park and Ride and/or offices School facilities 7. Castle Street Car Park Dependent upon the Residential and/or retail replacement of existing warehousing and/or leisure shoppers car park facilities and/or offices 8. Former gas works site Short term Offices, leisure and residential

* The Borough Council will expect all proposals to explore the possibility of incorporating a mix of uses, particularly housing (refer to paragraphs 8.48 - 8.56 below).

8.46 The Tangier Site Plan identifies the individual parcels of land referred to in the above table.

8.47 Having regard to the issues highlighted above and subject to any constraints listed below, the Tangier area is considered appropriate for the following uses.

132 Food Superstore and Petrol Filling Station

8.48 The site was seen as providing an opportunity to address a deficiency in food store provision in the south and west of Taunton, which was resulting in residents of those areas having to make lengthy cross-town movements in order to reach stores within either the town centre, Creechbarrow Road or Taunton Riverside. The Tangier site provided an ideal opportunity to redress this imbalance, relieve congestion in and around the town centre, and reduce the length of vehicular trips. Furthermore, being within 300 metres easy and attractive walking distance of the Primary Shopping Area, the site complies with the sequential test as set out in both policy EC10 and the guidance of PPG6. In January 1998, a planning application was received from Tesco Stores Ltd for the development of a food superstore (4,116 sq m gross floorspace) on the Wellington Road frontage of the Tangier site, a location which is ideally placed to cater for bulk shopping trips from south and west Taunton. The Retail Capacity Study commissioned during 1999 (refer to paragraph 4.43) concluded that there was capacity available to support the proposed store. However, given other commitments, it also clearly demonstrated that there would be no further scope for major food retail facilities within the Taunton catchment during the Plan period. Accordingly, the Borough Council will not release further sites at Tangier (or elsewhere beyond Taunton town centre) for major food retail development. The Tesco store opened for trading in October 2001.

8.49 The superstore site is ideal for a two or three storey development, given that existing properties around the junction of Castle Street and Wellington Road are generally three storeys high. Operators of the store are therefore requested to adopt an imaginative approach to the development of the site, and consider the introduction of residential units above the store. This approach has proven to be workable and successful elsewhere in the country.

8.50 The site of the former Taunton Youth and Community Centre is attracting interest as a location for a petrol filling station and would be suitable for this, although it has recently been identified as a possible location for a multi-storey car park in the Taunton Urban Design Framework. Receipts from the sale of the site will be used to provide a replacement youth service which, in order to reach as many people as possible, is likely to be provided through the dispersed network of existing community facilities, rather than being focussed within a single building. Other potential uses for the site include residential, leisure and offices. Any development on this site will be required to maintain access to Parkhaven, a large residential curtilage with potential for more intensive use which might otherwise be landlocked (refer to paragraph 8.56).

Retail Warehousing

8.51 Increases in population coupled with economic growth will generate demand for additional retail warehouse facilities within Taunton. The Tangier site (in addition to the Firepool site - policy T3) provides an ideal opportunity for accommodating such requirements. Such allocations may also help to avoid applications in less appropriate locations. The Retail Capacity Study undertaken in 1999 (refer to paragraph 4.48) highlighted that, by 2006, there would be available capacity to support a major new retail warehouse park in Taunton. However, given the limited size of the Tangier area, and the need to accommodate a mixed-use development within the site, the Study recommended that this provision should be directed to the larger Firepool site. However, the Firepool site was not expected to be available until 2004 and, in the meantime, it was considered that any short-term requirement should be directed to the Tangier area. This would be small-scale in nature. Given

133 existing commitments, the Study estimated that by 2001 there would only be capacity for an additional 1,750 square metres net of retail warehouse floorspace. Appropriate locations to accommodate such a facility include the Hickley Valtone site (between Mill Stream and Tangier), and the Enfield and Castle Street public car parks. All schemes should explore the potential to accommodate a vertical mix of uses. In the interests of maintaining the vitality and viability of the town centre, a retail impact study will be required to assess the impact of any proposal for retail warehouse development within the site. The Borough Council will need to be certain that any such uses will be complementary to the town centre and will not damage the existing retail core.

Dual Shoppers/Town Centre Car Parking

8.52 In order to sustain and enhance town centre vitality and viability, it is essential to secure a good range of car parking facilities for town centre shopping purposes. Consequently, car parks to serve a dual role shall be requested in connection with any retail proposal, with availability being made for general town centre shoppers’ car parking, as well as car parking to serve the requirements of the store. In order to secure these arrangements, and in accordance with the advice of PPG6, a Section 106 Agreement will be sought or conditions imposed (refer to criterion (C) of policy T2 and paragraph 8.59).

Offices

8.53 PPG1 and PPG6 both emphasise the importance of ensuring a mix of appropriate uses within a town centre location. In this respect, offices are an ideal use, especially as they tend to attract a significant number of trips. The Tangier site, being highly accessible by means of transport other than the car, would be considered as an appropriate location for office development as part of a major mixed-use scheme. The most appropriate location for such a use is on land adjacent to the River Tone (former gas works), the majority of which is owned by British Gas. Within this area, the ideal site would be adjacent to Riverside Chambers, a Government owned office block. This land is ideal for a high quality development incorporating a vertical mix of uses (for example, restaurants or public houses on the ground floor with offices above). Other sites within the Tangier area, such as the Enfield public car park and the Hickley Valtone site, will also be considered suitable for office development. As a minimum requirement, the Borough Council will require 3,500 square metres of office floorspace from the redevelopment of the Tangier site. A small office building has been developed on the site of the former St John’s School, which was completed in 2003.

Leisure

8.54 Leisure uses would be particularly welcome within the Tangier site, as they can add significantly to town centre vitality and viability, both during the day time and the evening. The frontage to the River Tone would provide an ideal setting for a use such as a restaurant. However, other uses such as a cinema, public house or cultural facilities would also be considered appropriate. All leisure proposals should seek to incorporate a residential component, through exploring a horizontal and/or vertical mix of uses.

Residential

8.55 Residential uses are to be encouraged at appropriate locations within the town centre as they provide a degree of activity and, perhaps more importantly, a sense of security during the evening and night-time. This is of particular importance to

134 visitors who may have to walk through areas which would otherwise be devoid of a neighbourhood presence. The Tangier site offers scope for accommodating residential uses. PPG3 seeks to maximise the potential of brownfield sites for residential development. The advice states that all proposals for town centre redevelopment should seek to incorporate a residential element. For example, opportunities should be taken to add housing on the upper storeys of other uses, such as shops. Furthermore, in highly accessible locations, the advice states that car parking standards should be low, and that development densities should be high (greater than 50 dwellings per hectare). This advice is highly relevant to the Tangier area.

8.56 There are a number of sites within the Tangier redevelopment area which are suitable for residential development, for example, the Tangier and Enfield public (commuter) car parks. A proposal here could seek to complement the setting of adjoining residential properties, in addition to maximising the potential of the waterside environment. Within these sites, the Borough Council wish applicants to explore the potential for a horizontal and vertical mix of uses. The release of the Tangier and Enfield Car Parks will be dependent upon contributions towards the delivery of replacement park and ride facilities. The grounds of Parkhaven (a large residential curtilage forming the southernmost part of the site) should be set aside for residential development only, being surrounded on two sides by other residential uses. The Castle Street Car Park, on the eastern fringe of the site, is a shoppers’ car park (95 spaces) which is also suitable for residential development. However, the Taunton Parking Strategy will require the replacement of these shoppers’ parking spaces as part of any redevelopment proposal. Elsewhere within the site, the Borough Council will expect all developments (retail, leisure or offices) to explore a horizontal and vertical mix of uses, with a view to incorporating an element of residential development. For example, the former gas works site is ideal for a mixed-use development incorporating an element of residential. A minimum of 100 dwellings will be sought from the development of the entire site. Where a residential scheme is proposed, the Borough Council will expect the density of development to exceed 50 dwellings per hectare.

Transport Provision

8.57 The movement implications of this development have already been identified. The biggest cost will undoubtedly be the provision of the Inner Relief Road, incorporating separate bridges over the River Tone and the Mill Stream. All major travel generating developments within the immediate vicinity of this road will be expected to contribute towards its construction, including retail, leisure and office developments. The IRR is an important element of the Taunton Transport Strategy. The need for the IRR has been accepted by the Government, and now forms an important element of the Local Transport Plan. Accordingly, an element of public sector finance will be forthcoming towards its construction. It is desirable that the Inner Relief Road is provided at an appropriate time in the overall development. Ideally, its construction should take place in conjunction with any visitor intensive uses (such as a food superstore), in order to avoid congestion within the town centre. However, funding limitations may prevent this from occurring. Nevertheless, the Borough Council and the Highway Authority will work in partnership to secure the earliest possible delivery of the IRR. A contribution has already been secured, linked to the development of the Tesco superstore (see paragraph 8.48).

8.58 The Transport Strategy identifies a cycle route through the site, leading from Goodland Gardens to Wellington Road. Indeed, footpath and cycleway provision is particularly important to minimise the car travel implications of the development.

135 Attractive routes leading into the site from the town centre, French Weir and Wellington Road will encourage reduced reliance on the car. In this respect, the opportunity should be taken to maximise the potential of landscaped water frontages as the preferred locations of the pedestrian/cycle routes. All developments will be expected to implement related sections of these routes, or make appropriate contributions towards their eventual provision.

8.59 The Borough Council, in conjunction with the County Council, has adopted the Taunton Parking Strategy. A key element of this is a reduction of town centre commuter car parking spaces, coupled with enhanced provision for short stay town centre shoppers’ car parking facilities. Indeed, the provision of enhanced and accessible town centre shoppers’ car parking facilities will help to sustain and enhance the vitality and viability of the town centre. Consequently, the development of any retail proposals will be required to provide car parking facilities to serve a dual purpose: that of serving the needs of the adjoining store/s; and for short stay town centre use for shoppers/visitors who may or may not wish to use the new retail facilities. Such an approach is in accordance with advice in PPG6. However, both the Borough Council and the retailers will be concerned to ensure that these car parks are not used for long stay (commuter) parking purposes. Accordingly, the Borough Council will seek the introduction of control mechanisms, such as manned barriers or ticketing. It will be the intention of the Borough Council to secure such provision (and appropriate controls) through conditions or a Section 106 Agreement.

8.60 Retail, leisure and office developments will be required to make financial contributions towards an east/west bus priority route through the town (policy T29) and the proposed park and ride sites in the vicinity of Silk Mills Road, and East Taunton (within the vicinity of Junction 25 of the M5 Motorway) both of which are important elements of the Taunton Transport Strategy (policy T30). Major commercial town centre developments will inevitably generate more vehicular traffic movements into the town centre. However, whilst the Tangier location will facilitate modes of travel other than the car, it is important to realise initiatives that minimise vehicular travel movements within the town centre as much as possible. Otherwise travel movements will increase within the vicinity of the site. The bus priority route, combined with park and ride sites will achieve this objective. The site at Silk Mills Road is intended to attract drivers from the A358, A38 and the B3227, whilst that at East Taunton will attract drivers from the A358 and M5 motorway.

Other Works and Infrastructure

8.61 Various other works and investigations are considered necessary for the development to proceed, and these should be provided by the developer at appropriate stages. The detail of each is set out below.

• A landscaping scheme will be incorporated to enhance the town centre setting of the development, and contribute towards internal design. Such a scheme will be expected to maximise the landscape potential of the watercourses within the site, in addition to incorporating footways and cycle ways (criterion (B)).

• The site should contribute to affordable housing need, as set out in the housing chapter. However, it is recognised that there may be significant on- site costs, given the brownfield nature of the development. Accordingly, a target of only 25% affordable housing is proposed for the site. The Local Plan housing policies set out the priority attached to the incorporation of social housing as part of this provision, to meet the assessed housing needs of the

136 area. Negotiations on the precise details of the provision will reflect this priority.

• All town centre sites are of potential archaeological importance. In particular, the eastern portion of the site, incorporating land to the north of the Mill Stream and east of the Hickley Valtone site, is a designated Area of High Archaeological Potential (AHAP). As a consequence, archaeological surveys will be required within the development site, prior to the granting of planning permission (refer to policy EN23).

• It is understood that much of the site may be contaminated as a result of previous industrial activity. Certain remediation works to the British Gas site (adjoining the River Tone) were undertaken during 1997, facilitating its current use as a temporary car park. However, further risk assessments and site investigations will be required in association with any proposals to redevelop this site, with a view to minimising risk through appropriate measures of remediation. Indeed, surveys will be required at all locations within the Tangier redevelopment area to investigate the nature, degree and extent of any contamination. Remedial measures will be required where a potential risk is identified, having due regard to the proposed end-use of the development (refer to policy EN32).

• The site is currently located within floodplain. Any loss of floodplain must be mitigated for in accordance with PPG25. Importantly, PPG25 requires that consideration of catchment issues play a part in considering allocations. Accordingly, flood risk issues within the site must be considered in a comprehensive manner. This is likely to involve attenuation facilities upstream of the site on the watercourses discharging to the River Tone in this location. For example, as part of the Tesco food store proposal, an off-site flood prevention scheme has been implemented at Glasses Mead, Comeytrowe, designed to control the flow of the Galmington Stream. Protection must be provided to all new developments to cater for the 1 in 200 (plus 20%) year flood event as a minimum.

• The site will deliver a minimum of 100 dwellings which, depending on the dwelling type, could create an approximate need to accommodate an additional 20 pupils of primary school age, and 14 pupils of secondary school age. These totals will increase pro rata with any increase in dwelling numbers above the minimum requirement. There is limited spare capacity in Taunton’s primary and secondary schools. If there is insufficient spare capacity in nearby schools to accommodate the needs arising from the development, financial contributions will be sought towards the cost of providing the required additional facilities.

FIREPOOL

Major Site Allocation

T3 Sites within the Firepool area as shown on the Proposals Map are proposed for a major mixed-use redevelopment to include retail warehousing, offices, industry, warehousing and distribution, leisure and residential. To ensure the provision of a satisfactory overall development, a co-ordinated approach and the delivery of the following key elements will be necessary:

137 A) provision for movement within and to the site, based on the level of trip generation expected from the particular mix and intensity of development over the area as a whole; B) a comprehensive cycle and pedestrian network within and adjoining the redevelopment area, which incorporates routes alongside the River Tone and the Bridgwater and Taunton Canal, providing enhanced links to the town centre which are both safe and convenient; C) a frequent bus service between the site and the town centre, upon the commencement of trading of any retail developments; D) the provision of town centre shoppers’ car parking facilities as part of any proposed car park to serve the customers of any retail developments; E) contributions towards the provision of bus priority measures including park and ride sites at East and West Taunton; F) landscaping, to include pedestrian and cycle access along the river and canal; G) affordable housing provision, in accordance with policies H9 and H10; H) archaeological survey; I) contamination survey and remedial works as required; J) public open space on land between the River Tone and the Bridgwater and Taunton Canal, and at Winkworth Way; K) flood mitigation works; and L) primary and secondary school accommodation in accordance with policy C1.

In the interest of protecting residential amenity, vehicular access shall not be permitted from the site to Whitehall.

Development on the site of the Taunton Rugby Football Club shall not be permitted until alternative facilities have been provided.

8.62 The area proposed for comprehensive redevelopment is located to the north of the town centre. The focus of the site is the Firepool Weir, the point where the Bridgwater and Taunton Canal meets the River Tone. The site is approximately 350 metres from the Primary Shopping Area, making it an ‘edge of town centre site’ for the purposes of identifying appropriate new uses. However, pedestrian and cycle linkages from the town centre to the site are not ideal, and are in need of improvement. In particular, the Priory Bridge Road is heavily trafficked, and currently presents problems with ease of non-vehicular movement. Accordingly, the proposal will be required to investigate ways of improving these linkages, as a means of ensuring the full integration of the site with the town centre (including the adjoining Secondary Shopping Areas).

8.63 The site amounts to some 18.1 hectares (44.7 acres) of under-used brownfield land (excluding the canal and river). It is bounded by the mainline railway to the north, Priory Bridge Road and Whitehall/Albemarle Road to the south, and the Priory Fields Retail Park to the east. The proposed redevelopment area currently comprises a variety of uses. These include land holdings of Network Rail which have been declared surplus to operational requirements, the Taunton Livestock Market and Produce Market, Borough Council car parks, Taunton Rugby Football Club, two smallholdings, a redundant engineering works and various commercial businesses and derelict buildings along Canal Road. The Somerset County Cricket Club ground is not part of the redevelopment area. The site contributes positively to the town centre environment, creating diversity and interest. However, should

138 any proposals for redevelopment come forward on the cricket ground, they will be considered against the national and strategic planning policy framework, having regard to the policies and proposals of this Plan. Particular emphasis will be given to the need to safeguard the vitality and viability of the town centre, as well as to the future implementation of the Firepool proposals. Paragraph 4.47 identifies the future potential of the County Ground for retail/leisure development.

8.64 The Borough Council would prefer to see the site developed as a co-ordinated whole. However, it is recognised that this may not be feasible, given the fragmented pattern of land ownership. Therefore, in accordance with the provisions of policy S3, the Borough Council will permit the development of separate parts of the site, provided that any individual proposal does not prejudice the comprehensive and co-ordinated development of the whole allocation and the delivery of necessary infrastructure. Any individual proposal will be expected to contribute towards necessary and related infrastructure, commensurate with the scale and impact of the development.

Key Planning Considerations for the Development of the Firepool Mixed-Use Redevelopment Site

Sustainable Development

8.65 Redevelopment of the site will enable a number of sustainable development objectives to be achieved. For example:

• reducing reliance on the car, as the site is in a location which is highly accessible to a variety of modes of travel; • redevelopment of commuter car parking spaces, in line with the Taunton Parking Strategy. There are approximately 251 long-stay spaces in TDBC ownership within the site. The loss of these car parking areas will encourage the current users of these spaces to look for alternative travel arrangements, which may well include the use of buses, cycles or walking; • maximising the potential of under-used brownfield sites, to reduce the need to look to irreplaceable green fields as a means of accommodating new development.

Transport Issues and Sustainable Development

8.66 Structure Plan objectives now seek to co-ordinate land use and transport policies in order to reduce the need to travel and distance travelled, and to identify measures which will reduce the impact of transport on the environment. This involves increased emphasis on cycleways, buses and rail, as well as planning and parking policies aimed at vehicular restraint.

8.67 Investigations have shown that the current uses within the allocated site generate low trip generation, except for the Livestock Market on sales day. The redevelopment of the site for, predominantly, visitor-intensive uses will generate greater amounts of traffic. This has significant implications, particularly for a number of road junctions surrounding the site which are currently at capacity during peak hours.

8.68 The implications of this are that any significant increases in traffic generation will necessitate works designed to achieve an increase in highway capacity and/or an appropriate modal shift in patterns of travel.

139 8.69 In considering proposals to redevelop the site, emphasis will be given to vehicular restraint, coupled with facilitating alternative modes of travel. Consequently, road building will be kept to a minimum. However, a gyratory road traffic system has been identified as a possible need for this area. Accordingly, the overall development will need to provide this or an appropriate alternative (refer to paragraph 8.93).

Town Centre Vitality and Viability

8.70 The proximity of the site to the town centre enables the implementation of a mixed- use scheme that can complement the range of goods and services that are currently available and, as a consequence, help sustain and enhance the vitality and viability of the town centre. However, there may be a thin line between a scheme which complements the town centre, compared to a scheme which directly competes with it. Consequently, it will be vital to ensure that adequate controls are applied to the type of uses and scale of development. Similarly, to ensure the effective integration of the site with the town centre, it will be important to facilitate improved links to the Primary Shopping Area and the adjoining Secondary Shopping Area at Station Road.

Environmental Quality

8.71 The key characteristics of this site are the waterways which provide the focal attraction. These are the River Tone, the Bridgwater and Taunton Canal and the Firepool Weir. The River and Canal are designated County Wildlife Sites, and provide an important habitat for otters which are known to frequent the vicinity of the Firepool site. Accordingly, the provisions of EC Directive 92/43/EC are relevant, and a licence may be required from DEFRA before development can proceed. The development will need to have regard to the requirements of policy EN3 (Local Wildlife and Geological Interests) and policy EN5 (Protected Species). These watercourses offer the scope of providing a quality setting to the development, particularly if maximised by well considered pedestrian and cycle linkages, and quality landscaping schemes. Furthermore, parts of the site are currently very untidy in appearance. Redevelopment offers the scope of realising a scheme of considerable design quality.

8.72 In summary, the four key planning considerations for the redevelopment of the Firepool mixed-use site are to deliver a scheme which:

• maximises sustainable development objectives relating to reduced reliance upon the car; • realises the potential of under-used brownfield land; • sustains and enhances the vitality and viability of the town centre; • enhances environmental quality.

8.73 These considerations will shape future proposals for this area.

Development Guide

8.74 A development guide will be produced in due course which will clarify the details of the infrastructure to be sought; the phasing of development and of the infrastructure works; and Council policy with respect to any Compulsory Purchase that may be required. In addition, the guide will also provide design guidance for the site, and expand in detail on the range of uses outlined below.

140

141 Appropriate Uses

8.75 The edge-of-centre location enables a range of mainly visitor intensive uses to be considered. However, a key challenge for the future will be to maintain the value of the investment created within the town centre; to diversify town centre activity through focussing other forms of development (such as commercial and leisure uses) on town centre or edge-of-centre sites, and to resist inappropriate out-of- centre development. Indeed, to maximise the potential of the site, the Borough Council will require all proposals to actively explore the incorporation of both a horizontal and vertical mix of uses, subject to appropriate design and conservation considerations. The majority of the site is considered to be available for development within the short to medium term (the next five years), as detailed in the table below.

Site Availability within the Firepool Major Development Area

Site Availability Principal Appropriate Uses* 1. Taunton Rugby Club & Short term Residential Lorry Park 2. Livestock Market Medium term Retail warehousing, leisure, residential and offices 3. Former West Goods Short term Employment Yard (Network Rail) 4. Former East Goods Short term High density residential and Yard - canal frontage Class A3 uses (Network Rail) 5. Former East Goods Short term Employment Yard - plateau area (Network Rail) 6. Priory Bridge Road Medium term Retail warehousing, leisure, Public Car Parks residential and offices 7. Land between the canal Short term Public open space and and river landscaping 8. Smallholding, Winkworth Short term High density residential to the Way west of Winkworth Way, public open space to the east 9. Canal Road Depot Medium to long term, Offices and residential and dependent upon the leisure relocation of existing uses 10. Former Cameron Dixon Short term High density residential Engineering Works adjoining existing residential properties in Albemarle Road, employment to the rear of the site

* The Firepool Site Plan identifies the individual parcels of land referred to in the above table.

8.76 Having regard to the issues highlighted above, and subject to any constraints listed below, the Firepool area is considered appropriate for the following uses.

142 Retail Warehousing

8.77 Increases in population coupled with economic growth will generate demand for additional retail warehouse facilities within Taunton. The Firepool site (in addition to the Tangier site - policy T2) provides an ideal opportunity for accommodating such requirements. Such allocations may also help to avoid applications in less appropriate locations. The Retail Capacity Study commissioned in 1999 (refer to paragraph 4.48) highlighted that, by 2006, there would be available capacity to support a major new retail warehouse park in Taunton (6,850 square metres net floorspace, rising to 12,350 square metres net by 2011). The Study recommended that this provision should be directed to the Firepool site. Within the Firepool area, the most appropriate locations to accommodate such development would be the existing Livestock Market and public car parks, which can be easily linked to the town centre and adjoining shopping areas by the provision of convenient bus services (criterion (C)) and pedestrian walkways and cycle lanes adjoining the River Tone (criterion (B)). Any development adjacent to the River Tone will need to pay due respect to the quality of the waterside setting, and an imaginative scheme of design quality will be required. All schemes should explore the potential to accommodate a vertical mix of uses. In the interests of maintaining the vitality and viability of the town centre, a retail impact study will be required to assess the impact of any proposal for retail warehouse development within the site. The Borough Council will need to be certain that any such uses will be complementary to the town centre and will not damage the existing retail core.

Produce Market

8.78 Adjoining the Livestock Market is a large building of brick construction which is currently used as a Produce Market for the sale of fresh fruit, vegetables and other farm-based products. The Produce Market is a facility which should be replaced, and ideally within the redevelopment area. However, it is recognised that the loss of the Livestock Market may adversely affect the operation and viability of such a facility. If this proves to be the case, then the Borough Council (in consultation with interested parties) will wish to investigate the possibility of introducing enhanced produce market facilities on an alternative site close to the town centre.

Dual Shoppers/Town Centre Car Parking

8.79 In order to sustain and enhance town centre vitality and viability, it is essential to secure a good range of car parking facilities for town centre shopping purposes. Consequently, car parks to serve a dual role shall be requested in connection with any retail proposal, with availability being made for general town centre shoppers’ car parking, as well as car parking to serve the requirements of the store. In order to secure these arrangements, and in accordance with the advice of PPG6, a Section 106 Agreement will be sought or conditions imposed (refer to criterion (D) and paragraph 8.96).

Offices

8.80 PPG1 and PPG6 both emphasise the importance of ensuring a mix of appropriate uses within a town centre location. In this respect, offices are an ideal use, especially as they tend to attract a significant number of trips. The Firepool site, being highly accessible by means of transport other than the car, would be considered as an appropriate location for office development as part of a major mixed-use scheme. The ideal location within the site is the site of the existing Canal Road Depot, which could be redeveloped for part light industrial and offices.

143 Additionally, retail and leisure proposals should seek to explore a vertical mix of uses, incorporating elements of office and residential development.

Industry/Warehousing and Distribution

8.81 The elevated sites adjoining the main rail line (adjoining Whitehall and Canal Road) provide an ideal location to develop both industrial units and warehousing/distribution units. On the site of the former West Goods Yard and Cameron Dixon Engineering Works (adjoining Whitehall), such units could make use of the existing rail sidings, enabling the transport and delivery of goods by rail. The promotion of alternative modes of transporting goods is a key theme of sustainable transport strategies, so this would be welcomed.

Leisure

8.82 Leisure uses would be particularly welcome within the Firepool site, as they can add significantly to town centre vitality and viability, both during the day time and the evening. For example, the frontage to the River Tone at the Firepool Weir would provide an ideal setting for uses such as restaurants. Similarly, parts of the frontage to the Bridgwater and Taunton Canal would also be suitable, such as the former water tower, an imposing feature which presents a challenging opportunity for conversion. Furthermore, parts of the Livestock Market and the Priory Bridge Road Car Park could be suitable for commercial leisure operations such as a cinema or bingo hall. However, other uses such as public houses and cultural facilities would also be considered appropriate. All leisure proposals should seek to incorporate a residential or office component, through exploring a vertical and/or horizontal mix of uses.

Residential

8.83 Residential uses are to be encouraged at appropriate locations within the town centre as they provide a degree of activity and, perhaps more importantly, a sense of security during the evening and night-time. This is of particular importance to visitors who may have to walk through areas which would otherwise be devoid of a neighbourhood presence. The Firepool site offers scope for accommodating residential uses. PPG3 seeks to maximise the potential of brownfield sites for residential development. The advice states that all proposals for town centre redevelopment should seek to incorporate a residential element. For example, opportunities should be taken to add housing on the upper storeys of other uses, such as shops. Furthermore, in highly accessible locations, the advice states that car parking standards should be low, and that development densities should be high (greater than 50 dwellings per hectare). This advice is highly relevant to the Firepool area.

8.84 There are a number of sites within the Firepool redevelopment area which are suitable for residential development. One of them is the Rugby Club site which, following the relocation of the club to a site at Hyde Lane, Bathpool, has now been developed for a total of 164 dwellings. Additionally, former railway land which fronts Canal Road provides a similar opportunity for a high quality residential development which reflects the waterfront setting. Outline planning permission was granted in 2004 for a scheme that proposes the majority of the site (canal frontage) for residential development, with employment (class B1 uses) proposed on the plateau area adjoining the main line railway.

8.85 Another prime area for residential development is the smallholding at the eastern end of the site. This smallholding is split in two, with Winkworth Way running

144 through the site. The land to the west of Winkworth Way is suitable for high density residential development (0.36 hectare), while the land to the east (fronting the canal) is suitable for public open space. Vehicular access to the proposed residential area can only be achieved from the west, over former railway land at the East Goods Yard. Vehicular access along Winkworth Way will not be permitted, as the highway in this location is only suitable for pedestrians and cyclists. A major constraint to the development of this site is an exposed combined sewer pipe which runs along the western boundary of the site. Mitigation measures will need to be discussed with Wessex Water. Furthermore, there is a significant difference in levels along this western boundary, necessitating regrading works.

8.86 The former Cameron Dixon Engineering Works is also suitable for partial residential development. The southern half of the site presents an ideal opportunity for redevelopment as a natural extension to the residential properties in Albemarle Road. Indeed, outline planning permission was granted for residential development of part of this site (0.67 hectare) during July 2001. The rest of the site is suitable for redevelopment for employment purposes.

8.87 Elsewhere within the site, the Borough Council will expect all developments (retail, leisure or offices) to explore a vertical mix of uses, with a view to incorporating an element of residential development. For example, the Livestock Market is a prime site for a mixed-use development incorporating an element of residential. A minimum of 250 residential units will be sought from the development of the remainder of the site, excluding the site of the former rugby club. Where a residential scheme is proposed, the Borough Council will expect the density of development to exceed 50 dwellings per hectare.

Relocation of the Livestock Market

8.88 The Livestock Market is a prominent facility which has been associated with Taunton for hundreds of years. It is a major source of business activity within the town. However, the Livestock Market needs to relocate in order to provide enhanced facilities that can continue to compete with other prominent markets within the south-west.

8.89 Comparison with other such facilities suggests that the construction of a modern relocated livestock market will require a large site of approximately eight hectares (20 acres), to include 8,000 square metres of floorspace. This will facilitate ease of livestock handling and selling, as well as vehicular circulation within the site. The site will need to be easily accessible to the highway network which serves the catchment, as well as having access to substantial mains water supplies.

8.90 The Livestock Market is leased to Taunton Market Auctioneers (TMA), who have complete operational management of the facility. TMA, with the assistance of the Borough Council and other relevant agencies, are actively seeking a suitable relocation site, but finding, servicing and constructing such a site will obviously take a considerable amount of time. In the meantime the lease on the existing site, which was due to expire during 2004, has been extended by the Council.

8.91 There are two factors which will determine the approximate location of a new livestock market. These are as follows.

• Land take requirement. There are no available opportunities within the urban fabric of Taunton for a site of the size required.

145 • Convenient access. To be successful, the new site will need to provide convenient access to HGV traffic, much of which will be drawn from a very wide catchment.

8.92 These two factors point to a site on the urban fringe of Taunton, with good access to the county route network. There may be a requirement to contribute towards improved highway safety measures, and related elements of the Taunton Transport Strategy. Such matters can only be assessed following the submission of a Transport Assessment.

Transport Provision

8.93 The Firepool development is proposed for a highly flexible mix of potential uses and it is not possible to assess the level of trip generation at this stage. Accordingly, the specific movement provision required is unknown. However, as more detailed proposals come forward for part or all of the area, it will be possible to assess this more fully. One possible solution could be the delivery of an internal road network that will facilitate the introduction of a gyratory traffic system between Station Road and Priory Bridge Road, in order to relieve junctions which have already exceeded their design capacity. This will require the construction of a road link from Station Approach to Priory Bridge Road. However, other alternatives which secure the same objectives will also be considered. In addition, other much more modest improvements in or near the site may also be required. Accordingly, it is also important that development on a small part of the site does not prejudice transport provision for the site as a whole. More detailed advice will be provided within the Development Guide.

8.94 The Transport Strategy identifies cycle routes leading to and through the site. Footpath and cycleway provision are particularly important to minimise the car travel implications of the development. Attractive routes leading into the site from the town centre, the River Tone and the Bridgwater and Taunton Canal will encourage reduced reliance on the car. Indeed, the opportunity should be taken to maximise the potential of the water frontages as the preferred locations of the pedestrian/cycle routes. In order to encourage safe access to the town centre, improvements will need to be undertaken to the Priory Bridge Road, which is currently pedestrian and cycle unfriendly.

8.95 It is essential to ensure that new retail/leisure developments in edge-of-centre locations, such as Firepool, complement the range of existing facilities within the town centre. A way of achieving this is to promote good links between the two sites. Criterion (B) will ensure the provision of good pedestrian and cycle links while criterion (C) will ensure a frequent bus service between the site and the town centre. Indeed such a facility is a requirement of general policy EC12. Other measures that will be actively sought include enhanced pedestrian signage, safety measures along proposed footpaths such as improved lighting arrangements, and improved pedestrian links to Station Road. Furthermore, it will be essential to ensure that the scheme design delivers an internal network of footpaths which facilitate convenient links to the footpath adjoining the River Tone, and Station Road.

8.96 The Borough Council, in conjunction with the County Council, has adopted the Taunton Parking Strategy. A key element of this is a reduction of town centre commuter car parking spaces coupled with enhanced provision for short stay town centre shoppers’ car parking facilities. Indeed, the provision of enhanced and accessible town centre shoppers’ car parking facilities will help to sustain and enhance the vitality and viability of the town centre. Consequently, the

146 development of any retail proposals will be required to provide car parking facilities to serve a dual purpose: that of serving the needs of the adjoining store/s; and for short stay town centre use for shoppers/visitors who may or may not wish to use the new retail facilities. Such an approach is in accordance with advice in PPG6. However, both the Borough Council and the retailers will be concerned to ensure that these car parks are not used for long stay (commuter) parking purposes. Accordingly, the Borough Council will seek the introduction of control mechanisms, such as manned barriers or ticketing. It will be the intention of the Borough Council to secure such provision (and appropriate controls) through conditions or a Section 106 Agreement.

8.97 Residents of Canal Road currently park on the highway or on adjoining land within the ownership of the Borough Council. Redevelopment proposals must have regard to a possible loss of parking provision for such residents. One possible solution could be an extension to the residential parking schemes currently being examined for the town.

8.98 Retail, leisure and office developments will be required to make financial contributions towards an east/west bus priority route through the town (policy T29) and the proposed park and ride sites at Silk Mills Road and East Taunton (within the vicinity of Junction 25 of the M5 Motorway), both of which are important elements of the Taunton Transport Strategy (policy T30). Major commercial town centre developments will inevitably generate more vehicular traffic movements into the town centre. However, whilst the Firepool location will facilitate modes of travel other than the car, it is important to realise initiatives that will minimise vehicular travel movements within the town centre as much as possible. Otherwise travel movements will increase within the vicinity of the site. The bus priority route, combined with park and ride sites will achieve this objective. The site at Silk Mills Road is intended to attract drivers from the A358, A38 and the B3227, whilst that at East Taunton will attract drivers from both the A358 and the M5 motorway.

8.99 In order to protect residential amenity, employment-related vehicular access to the former West Goods Yard and former Cameron Dixon Engineering Works must be via a new access road which utilises the redundant access and rail bridge adjoining Station Approach. The road layout within the site should, therefore, be laid out so as to provide this. Employment-related access will not be permitted along Whitehall or Albemarle Road.

Other Works and Infrastructure

8.100 Various works are considered necessary for the development to proceed, and these should be provided by the developer at appropriate stages. The detail of each is set out below.

• A landscaping scheme will be incorporated to enhance the town centre setting of the development, and to contribute towards internal design. Such a scheme will be expected to maximise the landscape potential of the River Tone and the Bridgwater and Taunton Canal. Good pedestrian and cycle linkages will be sought. • The site should contribute to affordable housing need, as set out in the housing chapter. A target of 25% affordable housing is proposed for the site (affordable housing is defined at paragraph 3.42). • All town centre sites are of potential archaeological importance and, as a consequence, archaeological surveys will be required prior to the granting of planning permission.

147 • It is understood that much of the site may be contaminated as a result of previous rail- and canal-related industrial activities. Surveys will be required at all locations to determine the relative safety of the individual sites. Remedial measures will be required where a problem is identified. • Contributions will be sought towards public open space on land between the River Tone and the Bridgwater and Taunton Canal, and land to the east of Winkworth Way. These areas are currently used as smallholdings, and are relatively untidy. The opportunity to ‘frame’ the environmental and ecological corridor formed by the river and the canal (County Wildlife Sites) together with the land in between, within a quality riverside development, will be a highly effective way of improving the amenity of the area. • The site is currently located within flood plain. Any loss of flood plain must be mitigated for in accordance with PPG25. Prior to any development commencing on this site, a full Flood Risk Assessment will be required, and identified flood attenuation measures implemented (refer to policies EN28 and EN29). Flood maintenance works to the River Tone in this locality include dredging, the spoil from which is currently deposited in an area adjacent to the Livestock Market. This process must be safeguarded. Applicants are advised to seek the advice of the Environment Agency regarding the future maintenance of the River Tone in this locality. • The remaining site will deliver a minimum of 250 dwellings which, depending on the dwelling type, could create an approximate need to accommodate an additional 50 pupils of primary school age, and 38 pupils of secondary school age. These totals will increase pro rata with any increase in dwelling numbers above the minimum requirement. There is limited spare capacity in Taunton’s primary and secondary schools. If there is insufficient spare capacity in nearby schools to accommodate the needs arising from the development, contributions will be sought towards the cost of providing the required additional facilities. . NORTON FITZWARREN DEVELOPMENT SITE

Major Site Allocation

T4 Sites at Norton Fitzwarren as shown on the Proposals Map are proposed for a major development site including housing, employment, community facilities and associated developments as set out in more detail in policies T5-T7. To ensure the provision of a satisfactory overall development, a co-ordinated approach and the delivery of the following key elements will be necessary:

A) primary and secondary school accommodation in accordance with policy C1; B) social and community facilities in the local centre; C) playing fields and public open space in accordance with policy C4; D) landscaping; E) comprehensive flood alleviation scheme which ensures adequate drainage and a sustainable scheme of flood protection; F) affordable housing provision in accordance with policies H9 and H10; G) a bus route within the site and a service between the site and Taunton town centre; H) a comprehensive cycle and pedestrian network within the site development area, providing convenient access to local services,

148 community facilities, employment areas and public transport stops; I) cycle access that links the site with the existing/proposed cycle network as identified in the Taunton Transport Strategy; J) a Norton Fitzwarren relief road to the south of the proposed residential areas; and K) traffic calming of Blackdown View outside and on the approaches to the Primary School.

8.101 The area proposed for comprehensive development is focussed on an area of land to the south of the B3227. The site is located on the north-west fringe of Taunton, approximately 4.5 kilometres from the town centre. A number of distinct elements comprise the development site, which primarily includes an industrial estate, a mobile home park, the former Taunton Cider works, and MoD Land.

8.102 Norton Fitzwarren is a settlement of mixed character. The older part of the village is focussed on All Saints’ Church (grade 2* listed, C13th) and Norton Court (grade 2 listed, C16th), with a small number of other listed buildings either side of the B3227. There is no conservation area within Norton Fitzwarren. There are a number of modern housing estates both private and public, as well as MoD family accommodation to serve the military barracks at the Norton Manor Camp. Commercial activity within the village was, for a long time, dominated by two large employers: Matthew Clark Limited (formerly Taunton Cider) and the Taunton Trading Estate. Matthew Clark Limited ceased production at Norton Fitzwarren in December 1998. Their site has been vacated, although is now available for short- term letting. The Taunton Trading Estate is still in operation. This site is one of the largest employment areas within the Borough, although it is no longer operating to full capacity. Historically, both of these sites have contributed to the heavy traffic flows experienced along the B3227.

8.103 The landscape setting to Norton Fitzwarren is dominated by the Norton Camp Hill, a prominent landmark defined as a Special Landscape Feature. To the south of the mainline railway are extensive areas of agricultural land subject to flooding, comprising the River Tone Green Wedge. To the east of the site runs the course of the Back Stream. Surrounding the stream are fields which historically formed part of the Green Wedge which separated Norton Fitzwarren from Staplegrove. The Back Stream is one of three watercourses which run through or adjacent to the site. Significant groups of trees line these watercourses and add significantly to the semi-urban environment in which they are found. Many of these trees are protected by TPOs.

Key Planning Considerations For The Development Of The Site

Sustainable development

8.104 The proposed development site is wholly brownfield in nature. Taunton Trading Estate, Prings Mobile Home Park and the former Matthew Clark Cider Factory are all sites with an existing or former use, and all are within close proximity to a full range of community services and facilities. The identification of this site removes the need to identify comparable amounts of housing land at greenfield locations. The allocation of these sites represents a major contribution towards complying with the Local Plan strategy, which is founded upon the principles of sustainable development.

149 Traffic

8.105 The B3227 is heavily trafficked, particularly during peak commuting hours. A significant proportion of vehicular movements were previously attributed to HGVs travelling to and from the Matthew Clark Cider Factory. HGVs still use this route, travelling through the village to and from the Taunton Trading Estate and employment sites further out to the west. As a consequence, the route of the B3227 has caused considerable severance, effectively separating the majority of the residential areas (to the north of the road) from employment and service facilities (to the south). It has long been the wish of local residents and both the Parish and Borough Councils to see the route of the B3227 traffic calmed as it passes through the heart of the village.

8.106 Other significant traffic problems are encountered along the heavily trafficked Silk Mills Lane/Road (to the immediate east of the development site), particularly at the railway level crossing. Silk Mills Lane/Road is a primary road and identified as a County Route in the Structure Plan. This road acts as the western side of a ‘box’ of roads around Taunton, and is one of few traffic alternatives to the town centre. The rail line which the road crosses is of national significance, being part of the main line railway between Bristol and the West Country. The frequency of trains here results in traffic movements along the Silk Mills Lane/Road being halted for 6 hours in any 24 hour period. Consequently, any major development at Norton Fitzwarren will have severe implications for travel patterns in this location. It will be essential for any proposed scheme to have regard to such potential problems, and contribute towards identified solutions.

Drainage

8.107 In addition to severe traffic problems, other major influences in this location include the River Tone and the various other watercourses that pass through or adjoin the site, all of which are subject to periodic flooding. Land to the south of the rail line is within the flood plain of the River Tone. Ford Farm, the Cider Factory and various parts of the existing village are subject to periodic flooding from both the Norton Brook and the Halse Water (a tributary of the River Tone). These three watercourses can cause severe disruption during flood events. The eastern part of the site, occupied by Taunton Trading Estate, is subject to occasional flooding from the Back Stream. Also, flood modelling indicates that the southern part of the Taunton Trading Estate is subject to flooding from the Halse Water. Any proposed scheme must have full regard to such problems and must be approached in an environmentally sensitive manner.

8.108 The above has resulted in three key planning considerations for the development of the Norton Fitzwarren major development site. These are to deliver a scheme which:

• maximises the amount of development on brownfield land in accordance with Local Plan strategy and government advice relating to sustainable development; • provides the integration of residential areas and community facilities; and • ensures the provision of other essential and related off- and on-site highway and infrastructure measures, such as comprehensive flood relief measures and community facilities.

8.109 These considerations have shaped the proposals for this area.

150 A Co-ordinated Approach To Development

8.110 There are a number of landholders and developers who have important parts to play in the future development of the Norton Fitzwarren Major Development Site, and the Borough Council will seek to play a co-ordinating role. A piecemeal approach to the development of the individual sites will not deliver the community facilities and infrastructure necessary for the implementation of a successful scheme which can claim to have minimised environmental impact whilst maximising community benefit. As such, no individual development will be permitted until the Borough Council is satisfied that the requirements of policy T4 can be delivered. This will ensure that a co-ordinated approach is secured amongst all interested parties to the benefit of the proper planning of the area. The formation of a consortium will be encouraged, so as to enable the equalisation of contributions amongst potential developers. However, in the absence of such, each development will be required to make an appropriate scale of provision which is directly related to the net impact of their proposal. However, it is important to recognise that there are elements of infrastructure which directly arise from the proposal and which the developers must wholly fund, and those other elements to which the development must make a contribution commensurate with ‘net’ impact. The Norton Fitzwarren Development Guide provides more detail.

8.111 A draft Development Guide currently exists for this site, published in 1999. This guide will be revised and updated in due course, to take account of public opinion and recent developments in the consideration of this site. The Guide will clarify the relationship between landowners and the Council, and in addition will: expand in detail on the range of uses outlined below (policies T5-T7); clarify the details of the required infrastructure; detail the phasing of development and of the infrastructure works; and clarify Council policy with respect to any Compulsory Purchase that may be required.

Other Works and Infrastructure

8.112 Various works are considered necessary for the development to proceed, and these should be provided by the developer at appropriate stages. The detail of each is set out below.

• Extended primary school facilities will be required to accommodate the additional 154 primary school pupils likely to be generated (refer to paragraph 6.5). Accordingly, the existing primary school at Blackdown View will need to be extended by five to six classrooms, with playing fields transferred to an off- site location (refer to policy T7). Additional staffing facilities will also be required. All new buildings must be of permanent construction, with the delivery of facilities phased to the rate of house building. This proposal will need to be subject to separate statutory consultation under the provisions of the Education Acts. • Additional secondary school facilities will be required, to be provided at Ladymead Community School, to cater for the 108 pupils generated (refer to paragraph 6.5). Additional staffing facilities will also be required. All new buildings must be of permanent construction, with the delivery of facilities phased to the rate of house building. The measures that will be introduced to assess the contributions required towards primary and secondary school provision are detailed at policy C1. • New playing fields will be required. Contributions will be required towards the off-site provision of these facilities (refer to policies C4 and T7(B)). An extension to the existing playing fields at Stembridge Way is proposed. This has the benefit of consolidating provision at one location within the

151 community, where advantage can be taken of the existing facilities including pavilion and car park. An extension and improvement of these facilities will be required from the development, as well as a contribution towards future maintenance. This is likely to involve an extension to the changing and storage areas, as well as improved toilet facilities (all improvements to incorporate disabled access requirements). The developers will be required to assess the adequacy of the drainage facilities that currently serve the existing pavilion. An improvement to the access may also be required, dependent upon the perceived level of usage. The provision of children’s play areas will be required throughout the development, as set out in criterion (A) of policy C4. • Linear areas of open space will be necessary within the housing areas at the Taunton Trading Estate and the former cider factory. These will be subject to negotiation. • A landscaping scheme will be incorporated to minimise landscape impact, contribute to internal design, and ameliorate noise and other pollution from new roads, the railway, industrial areas and other potential sources. • A full drainage survey will be required to investigate the following matters, and to implement appropriate schemes as required by the relevant agencies: sewerage discharge measures; water supply distribution; protection of the Halse Water and Back Stream from polluted run-off from development areas; protection of the quality of ground water used for abstraction in Zone 1 of the Source Protection Area; and protection of all new development from a minimum 200 year flood risk from the Halse Water, Norton Brook, and Back Stream. Any proposed scheme of flood protection must not result in increased discharge downstream, to the detriment of existing or proposed developments. Having had regard to the advice within PPG25 (Development and Flood Risk), a comprehensive flood protection scheme is proposed. This will involve an on-line detention reservoir on the Halse Water to the north of the settlement, on land adjoining Montys Lane, and comprises the construction of an earth bank, with controlled outflow. Floodwaters will pond up behind the earth bank (dam), reducing the flow of the Halse Water downstream within the urban area of Norton Fitzwarren. In addition, improvements to the channel of the Halse Water will also be required where it flows through Ford Farm and the cider factory, by means of providing extra capacity (increased channel width) and the removal of redundant culverts. Improvements to the Norton Brook will be a fundamental component of this scheme, and will be provided via the provision of a diversion channel linking to the Halse Water. The Back Stream is also subject to occasional flooding, and this will be mitigated by a variety of measures, including the provision of on-site compensatory storage, the removal of redundant culverts, and other detailed measures of flood protection. The resulting scheme will be highly sustainable, affording flood protection to the new dwellings and the existing community. The Borough Council as Drainage Authority, working in conjunction with the Environment Agency, have made significant progress towards the eventual implementation of such a scheme, which is both technically feasible and financially viable. The scheme will be detailed in the Norton Fitzwarren Development Guide. No development will be permitted on land which is liable to flood prior to the implementation of the flood protection scheme. In addition, as a prerequisite to development, the Borough Council and the Environment Agency will require a vehicular link from the Taunton Trading Estate to Silk Mills Lane. This is required so that vehicular traffic arising from the development can avoid the Cross Keys roundabout, as it is subject to frequent flooding. Any development of the site is likely to have an impact on the water environment. Watercourses and wildlife will require

152 protection, and schemes to show how this protection is to be achieved must be provided. • The site should contribute to affordable housing need, as set out in the Housing chapter. As there are unusual costs associated with this site (major flood scheme/brownfield land) the Borough Council has set a target figure of 20% of all dwellings to be affordable, amounting to 154 dwellings (refer to policy H10).

8.113 In addition to the above, various surveys will be required as part of the development control process. These include the following.

• Archaeology - Taunton Trading Estate’s connection with the Second World War has recently resulted in its designation as an Archaeological Site of County Importance. However, it is considered that the importance of the site in terms of the planning strategy for Taunton Deane outweighs this designation, and hence its allocation for development. English Heritage have confirmed that the buildings on the site are some way below the criteria for listing, and although the site is certainly one of the best preserved in the country of its type, it is possible to find others which have “permanent” fabric which would be more likely candidates for listing or for scheduling. However, it is essential to ensure that the site’s historical connections are preserved through an archaeological evaluation which shall be undertaken by a method of on-site survey and recording. Other parts of the site will also generate a potential for archaeology. This is particularly the case at the Norton Hill Fort, where there is a proposal for public open space (refer to policy T7).

• Ecology - Parts of the site have great potential for wildlife interest, both fauna and flora. This is particularly the case within the Ford Farm area (where channel improvement works to the Halse Water will be required), where otters and kingfishers (amongst others) have been sighted. Channel improvement works (required as part of the comprehensive flood scheme proposals) may cause disturbance to protected species, and particularly otters. As such, the provisions of the EC Directive 92/43/EC are relevant, and a licence may be required from DEFRA before such works can proceed. An ecological survey will therefore be required, detailing measures to be implemented to ensure the protection of endangered species.

• Environmental Impact Assessment - An EIA will be required for this proposal. This appraisal should contain the results of all relevant survey work, including archaeology, ecology and landscape impact. A scoping opinion has been prepared by the Borough Council.

Transport Provision

8.114 It has already been identified that the movement implications of a development of this size will be considerable and, consequently, a large amount of transport infrastructure will be required. It is important that these are provided at an appropriate time in the overall development.

8.115 The bus and cycle provision within and off the site is particularly important to minimise the car travel implications of the development. The elements referred to in the policy are part of the Transport Strategy, and will also contribute to the overall aim of a sustainable transport system in the town. The provision of bus and cycle facilities will be required at an early stage of each phase of development. This will provide new householders with an early choice in travel mode for shopping- and employment-related travel. Without such facilities, an established

153 reliance upon the car could quickly develop. Infrastructure will be phased to ensure the early delivery of key links in the bus and cycle network. Revenue contributions will only be sought if they are necessary to ensure an adequate bus service to Taunton from the time that the first dwelling is occupied.

8.116 In terms of highway safety, traffic management and environmental impact, it would be totally unacceptable to allow the projected levels of vehicular movement to use the existing B3227 as the only route into and out of the proposed development sites. Consequently, the provision of a distributor road to the south of the proposed residential areas will be necessary. To ensure that the distributor road is considered as a convenient alternative route to the B3227, its construction must ensure a continuous link from Silk Mills Lane to the former cider factory. This will enable the majority of residential traffic within the site to avoid the use of the B3227 when accessing Taunton and other areas to the east. Within the former cider factory, access to the land to the south of the Halse Water will only be permitted via the distributor road, while land to the north of the Halse Water will access directly on to Station Road/B3227. Additionally, HGV traffic from the proposed new employment areas will also be able to use the new distributor road to the benefit of an improved environment within the centre of the village. The delivery of the distributor road will be secured through a bond, with construction phased according to the rate of house building. However, as a prerequisite to development, that part of the distributor road that links the Taunton Trading Estate to Silk Mills Lane must be provided, in order that the occupiers of the future housing and employment developments have an alternative access when flooding occurs at Cross Keys roundabout (the area will flood in an extreme storm event). The completion of the distributor road is likely to be tied in with the construction of a set number of dwellings. Such details will be investigated following the submission of a Transport Assessment.

8.117 There will also be a need to secure the partial traffic calming of Blackdown View in the vicinity of the Primary School. The school is expected to accommodate an additional 150 pupils, which generates significant travel implications. There is the potential for conflict between motorists, buses, cyclists and pedestrians. Accordingly, there is a fundamental need to secure a safe environment outside the school. The form of traffic calming, and timing of delivery, will be subject to negotiation and involve a number of parties, including the school, local residents, highway authority and developers. Implementation of the scheme will be sought early in the school expansion program.

8.118 Traffic calming and environmental enhancement schemes will be sought on the B3227 where it passes through the village, to create a safer, more appropriate environment. Funding will be sought through the LTP process. A comprehensive scheme will have to await the delivery of a village relief road. The Highway Authority will consult with local residents and businesses on the detail of a scheme. Before then, the Borough Council and Highway Authority will have regard to the local safety issues arising from the consideration of each individual planning application, through the development control process. This may result in the need for improved crossing facilities within the centre of the village, to avoid severance and danger to pedestrians. Each case shall be considered on its merits. The B3227 will be suitable for some estate road accesses, subject to the approval of the Highway Authority.

Housing Allocations

T5 The following sites are allocated for housing development as part of the Norton Fitzwarren major development site:

154

A) Taunton Trading Estate incorporating Pring’s Mobile Home Park, 14.8 hectares; B) Matthew Clark Cider Factory, 3.9 hectares; and C) MoD Land, Cross Keys, 0.9 hectare.

8.119 These three housing sites offer scope for approximately 770 dwellings in locations which are well-related to existing residential areas of Norton Fitzwarren. The relationship between these areas will be enhanced as a result of the traffic calming of the B3227, which will be sought through the LTP process, and the creation of an extensive footpath and cycleway network within the proposed redevelopment area.

8.120 The Taunton Trading Estate was originally built as Second World War tank factory and army supply depot, but has been used as an estate for warehouse, storage and distribution depots since the 1960s. However, the buildings are showing signs of their age and the site is now considered appropriate for development (part residential and part employment). To the immediate west of this site is Pring’s Mobile Home Park. This current residential site is not in a very desirable location, being sandwiched between Taunton Trading Estate and the former Matthew Clark cider factory. It is therefore considered suitable for residential redevelopment. The Matthew Clark site is available for development following a company decision to concentrate cider production at Shepton Mallet. The site is suitable for a mix of development, including residential, employment and community facilities. The final housing allocation is at the junction of the B3227 and the A358, where they meet at Cross Keys Roundabout. This relatively small site is within the ownership of the MoD, and currently comprises a number of Nissen huts which are used for storage purposes. The site can provide a natural extension to the adjoining housing area to the immediate west, and is suitable for a minimum of 30 dwellings. Vehicular access to the site will be required from the extreme westerly point of the site, directly on to the B3227. In the interests of visual amenity, a 20 metre landscape strip will be required around those boundaries of the site which front the B3227 and the A358. This will leave a net development area of approximately 0.9 hectare. The development of these sites will be dependent upon phasing arrangements relating to flood relief and the provision of a distributor road (refer to paragraphs 8.112 and 8.116).

8.121 The proposed development sites contain a number of mature trees (especially along the watercourses), many of which are protected by TPOs. It will be a requirement of any proposed scheme to maintain as many of these trees as possible.

8.122 In addition, the proposed housing sites come within close proximity to the main line railway, the distributor road and proposed employment sites. Noise pollution may be an issue in these locations. Consequently, a noise nuisance analysis will be required (including on-site survey work where appropriate) to determine the extent of any problems. Remedial measures will be required where potential problems are identified. This could involve the introduction of appropriate landscaping belts or the construction of noise bunds (landscaped earth banks). The layout of employment units adjoining the rail line will help to reduce the impact of train noise. Similarly, the layout of housing estates will be carefully considered with a view to minimising the transmission of vehicular noise. Employment units adjoining residential properties will be restricted to light industrial (neighbour friendly) uses. It may be necessary to restrict the use of some of the other units to light industrial purposes. However, this will be determined through the detailed consideration of relevant health and environmental considerations.

155 Employment Allocation

T6 The following sites are allocated for employment facilities for business, industrial and warehousing development as part of the Norton Fitzwarren major development site:

A) Taunton Trading Estate, 7.5 hectares gross (5.2 hectares net); and B) Matthew Clark Cider Factory, 0.7 hectare gross (0.5 hectare net).

8.123 Two small employment sites are allocated to facilitate local employment opportunities, totalling 5.7 hectares net, reducing the overall need to travel for residents. A range of uses will be suitable within Classes B1, B2 and B8, although it will be necessary to restrict the use of those units that adjoin the residential areas to Class B1 only.

8.124 The Taunton Trading Estate is currently the workplace of approximately 300 employees. Accordingly, it will be necessary to phase development in this location to ensure the minimum disruption possible. Details are provided in the Norton Fitzwarren Development Guide. The Borough Council will seek to secure a range of uses across the whole site, including small start-up units (up to 93 square metres), to larger premises for warehousing and storage purposes (in excess of 929 square metres).

Community Developments

T7 The following sites are allocated for community uses as part of the Norton Fitzwarren major development site:

A) Matthew Clark Cider Factory and Mill House; Local Centre including local shopping and other commercial and community uses, 1.7 hectares; B) west of Stembridge Way; playing fields, 4.3 hectares; C) along the course of the Halse Water and elsewhere within the housing areas; linear public open space; D) Norton Fitzwarren Primary School, Blackdown View; school extension; and E) Norton Fitzwarren Hill Fort; public open space (5.6 hectares).

In addition, a new school playing field to meet the needs of the expanded primary school will be required on a site to be agreed by the school and Education Authority.

8.125 It is vital that new housing areas are served by community facilities, ranging from local shopping to public open space. Accordingly, sites are allocated for such uses.

8.126 A range of facilities which are of direct community benefit will be considered appropriate for the local centre site. Such uses may include local shopping facilities, a public house, a health centre, veterinary surgery, dentist surgery or church. The Mill House may provide the opportunity for a health and fitness centre through conversion. It is essential that any retail facilities are of purely local significance, to serve only the expanded catchment of Norton Fitzwarren. This will have the benefit of reducing travel for local residents to existing stores in Taunton or Wellington, whilst avoiding the alternative situation of drawing people from long distances to shop in Norton Fitzwarren. A foodstore with a gross floorspace of up

156 to 1,393 square metres (15,000 square feet) could be appropriate, subject to investigation through retail and transport impact studies. In addition, a number of smaller units, in the order of 93 square metres gross (1,000 square feet) for purposes within Classes A1 (retail), A2 (financial and professional services) and/or A3 (food and drink) could be provided. The site should be designed so as to facilitate limited but convenient car parking facilities for the village hall, as part of the wider car parking proposals for the local centre. The village hall currently has no car parking provision, which is inconvenient for those reliant on car travel through disability or the need to make deliveries. The village hall acts as the current focus of the community, containing a number of essential facilities such as a meeting hall. However, the development will be required to contribute to an upgrade and expansion of the hall, in order to provide facilities of a standard to meet the needs of the expanded community.

8.127 New playing fields will be required, to be provided in accordance with the requirements of the general policy C4. An extension to the existing facilities at Stembridge Way would enable the provision of enhanced facilities to serve the entire settlement. Two overhead power lines cross the site. The larger is part of the National Grid electricity supply, and will not interfere with the organisation of sporting activities on the site (with some minor exceptions, such as the flying of kites). The Borough Council will continue to consult with the National Grid Company, regarding safety implications. The smaller power cables will need to be diverted or placed underground in order to avoid interference with sporting activities.

8.128 Various linear areas of open space will be necessary within the housing areas which are allocated at the Taunton Trading Estate site, Pring’s Mobile Home Park and the former cider factory. These areas of open space should be built around landscape features that are worthy of retention, as well as the footpath and cycle network, and along the course of the Halse Water (through the former cider factory). This will deliver convenient and attractive access routes through the development areas.

8.129 The existing primary school at Blackdown View is allocated for a five to six classroom extension (dependent upon final pupil numbers). However, the existing site is relatively small. This necessitates a reorganisation of facilities, with the school playing fields being transferred to an off-site location. A site of 0.8 hectare will be required. A number of options are currently being explored, including the joint use of existing/proposed public playing fields at Stembridge Way, and a site adjoining Burnshill Drive, to be linked by a proposed footpath off Taylor Close. The Education Authority has yet to make a final decision as to its preferred option. The chosen site will need to be made secure with the introduction of appropriate security measures, as well as being accessible to the disabled.

8.130 The top of the Hill Fort, amounting to some 5.6 hectares, is allocated for Public Open Space. The Borough Council will investigate a variety of means to bring the Hill Fort into community ownership. This will include the Heritage Lottery Fund.

8.131 On such a major housing scheme, the provision of a District Heating Scheme maybe feasible. This would encourage improved energy efficiency in line with the plan objectives.

157 MONKTON HEATHFIELD/BATHPOOL DEVELOPMENT SITE

Major Site Allocation

T8 Sites at Monkton Heathfield are proposed for a major comprehensive development including housing, employment, community facilities and associated developments as set out in more detail in policies T9-T12. To ensure the provision of a satisfactory overall development, a co- ordinated approach and the delivery of the following key elements will be necessary:

(A) primary and secondary school accommodation in accordance with policy C1; (B) social and community facilities in the local centre; (C) playing fields and public open space in accordance with policy C4; (D) preparation and maintenance of a local nature reserve; (E) landscaping; (F) surface water attenuation; (G) affordable housing in accordance with policies H9 and H10; (H) bus priority measures within the site and linking the site to Taunton town centre; (I) revenue support if necessary to maintain a frequent quality bus service linking the site to Taunton town centre; (J) a comprehensive cycle and pedestrian network within the development area and Monkton Heathfield village, providing convenient access to the schools, local centre and employment; (K) cycle access to Taunton town centre via the A3259 and the canal, to the Riverside Leisure and Retail facilities and from Creech St Michael; (L) eastern and western relief roads; and (M) traffic calming and environmental enhancement on the existing A38 and A3259.

8.132 A major new development is proposed in the Monkton Heathfield/Bathpool area as part of the Local Plan strategy. It can be considered an ‘urban extension’ in PPG3 terms, and as a strategic site is considered an appropriate way to plan for Taunton's growth. The proposal consists of housing development with local facilities, services and employment as part of an overall mixed-use neighbourhood. The area indicated on the Proposals Map totals approximately 67 hectares, comprising a mixed-use neighbourhood containing housing development with local facilities, services and employment as set out in policy T9; an additional, smaller residential area as set out in policy T10; an additional area for educational use as set out in policy T12; and a separate employment allocation as set out in policy T11, primarily aimed at contributing to the freight generating and strategic need for employment land within the Borough. This major comprehensive development proposal is well located for public transport provision and a balanced sustainable transport system is proposed as part of the development.

8.133 The major development allocation has the potential for approximately 1,000 dwellings overall. In line with the sequential approach to housing development incorporated into the Plan in line with PPG3, this site is not one of those which should be brought forward earlier than 2006, other than the release of residential land for in the region of 150 dwellings in parallel with an equivalent area of employment land within the major development site, in order to assist in early provision of infrastructure.

158

8.134 The area proposed for comprehensive development centres on the settlement of Monkton Heathfield, just to the north-east of Taunton and some 3.5 kilometres from the town centre. It is in a transition zone between the Quantock Hills to the north and the River Tone floodplain to the south, sloping generally from north-east to south-west. Monkton Heathfield itself is on a plateau of more level land which extends eastwards. The area is generally good agricultural land with an open character. Trees tend to be in hedgerows, small copses or along streams. Communications are a major influence, with the A38 and M5 to the east and the railway and canal to the south.

8.135 Monkton Heathfield has a mixed character. The oldest buildings are farmhouses and agricultural cottages. Other development is mainly inter-war ribbon development and post-war housing estates. There is therefore little of special or historic interest, with no listed buildings or conservation area. The settlement edge tends to be unsoftened by planting, except for the most recent developments.

8.136 The settlement is badly affected by through traffic. In particular, the northern area around Greenway is severed from the rest of Monkton Heathfield and its services by the A3259.

Key Planning Considerations for the Development of the Site

8.137 The key planning consideration has been to maintain the open wedges of land which separate Monkton Heathfield from Bathpool in the south and Taunton and Cheddon Fitzpaine to the west. This continues to be the aim and has shaped the proposals for the area. Additional areas are proposed to be protected by the green wedge policy, to the south and east of Monkton Heathfield and Bathpool. These provide a clear basis for the protection of the settlements’ separate and distinct characters in the future, set out in policy EN13.

8.138 The proposals aim to build on the existing community and services of Monkton Heathfield in a sustainable manner. This will involve the incorporation of a range of uses which minimise the need for residents to travel, including enhanced community and shopping facilities, employment and open space.

A Co-ordinated Approach to Development

8.139 The sites are in a variety of ownerships and the achievement of the planning objectives will require the co-ordination of development. Section 106 obligations will be sought to ensure that this co-ordination happens, and the contents of these are set out in policy T8 above. Development will not commence until these obligations are entered into. It would be extremely useful if a ‘Master Plan’ could be agreed between the Planning and Highway Authorities and potential developers and/or landowners as part of that process.

8.140 The Borough Council will prepare a Development Guide in due course, in consultation with the local community and other interested parties. The Guide will form a clear basis for the negotiations on planning obligations and planning applications. The Borough Council is determined that developments such as this will be well designed, to reflect the local character of the area and provide good quality living and working environments. Policies H2 and S1 refer to this. The Council’s Residential Design Guide provides detailed advice, which will be supplemented by the contents of the Development Guide to be published for this site.

159 8.141 Various elements are considered necessary for the development to proceed, and these should be provided by the developer at appropriate stages. The detail of each is set out below.

• Based upon the County Council’s current formula of 30 primary school pupils per 150 dwellings, the Monkton Heathfield development is likely to generate a significant number of pupils. Subject to existing spare capacity, this suggests a need for up to seven new classrooms. Monkton Primary School currently has only three permanent classrooms, together with five temporary “Elliott” units. It has limited spare capacity and this situation is not forecast to change much. It is not desirable to expand the existing school to the size required to accommodate the additional pupils arising from the development. Accordingly, a site for a new primary school is required and funds will be sought from the development to provide it.

• Based on the County Council’s current formula of 30 secondary school pupils per 210 dwellings, the Monkton Heathfield development is likely to generate a significant number of pupils. Additional facilities will be required at Heathfield Community School for the secondary school pupils generated, as it is expected to have little spare capacity. A review of secondary school catchments may also be required to accommodate this growth since the school has only a limited ability to expand its capacity on-site. An additional playing field will be required and a site is allocated close to the school (policy T12).

• The expansion of the schools could have a significant impact on travel and congestion in the area, and the schools should prepare and implement Green Travel Plans to minimise undesirable impacts.

• Additional public meeting facilities will be required to meet the additional demand generated, as the existing village hall is already fully used. It is suggested that an extension to the existing hall and an annexe in the local centre would meet the need.

• Recreational Open Space will be required. This will consist of playing fields and linear informal open space along Dyers Brook and elsewhere in the housing areas. The provision of children's play areas will be required throughout the development, as set out in criterion (A) of policy C4. The provision of a ‘NEAP’ close to the local centre would be appropriate. The area between the motorway, canal and the proposed development is within the Green Wedge. However, it is possible that continued agricultural use of this area will not be viable. Accordingly, a use appropriate to the Green Wedge should be sought. One possible use is public open space/community woodland.

• Dyers Brook is of nature conservation value and is vulnerable to damage. The designation of a Local Nature Reserve will help to protect and improve this.

• A landscaping scheme will be incorporated to minimise landscape impact, contribute to internal design and ameliorate noise and other nuisances from new roads, industrial areas and other potential sources.

160 • A full surface water attenuation scheme will need to be incorporated to ensure no flooding problems on the sites and to prevent damaging impact elsewhere.

• The site should contribute to the affordable housing need, set out in the Housing chapter. There are no unusual costs associated with a site of this size, so the normal policy of 35% affordable houses should be incorporated in the development, amounting to some 350 dwellings. The Housing chapter explains in particular the need for social housing and accordingly, the priority for provision on this site is for dwellings managed in accordance with the objectives of a registered social landlord.

• The bus and cycle provision within and off the site is particularly important to minimise the car travel implications of the development. The elements referred to in the policy are part of the transport strategy, and set out in policies T29 and M5 in part, and will also contribute to the overall aim of a sustainable transport system in the town. If necessary, revenue contributions will be sought to ensure an adequate bus service to Taunton from the time that the first dwelling is occupied. Initially an enhanced bus service to achieve a combined 15 minute frequency will be provided, based on an upgrading of the existing bus service along the A38 to a minimum 30 minute frequency, and a new Monkton Heathfield-Taunton loop service with a minimum 30 minute frequency. These services will need to be improved to a combined 10 minute frequency before occupation of 75% of the dwellings. The internal design of the road network should aim to allow the future loop service to run within 300 metres of 85% of dwellings.

• The provision of relief roads to the east and south of the development area is necessary for the development as a whole to go ahead. The existing busy ‘A’ roads would prevent safe pedestrian and cycling movements around the development, and particularly between the housing to the east and the main concentration of existing and proposed community facilities west of the road. The timing of the development in relation to the provision of these relief roads and the associated traffic calming is therefore crucial to the safety of residents and the success of the development and will be determined through a Transport Assessment and reflected in the Development Guide with the aim of minimising danger to pedestrians and community severance. The Transport Assessment shall also assess the wider implications of the development together with timing and implementation of any required mitigation measures on the A38 and surrounding highway network.

East of Monkton Heathfield

T9 A site of 50 hectares east of Monkton Heathfield is allocated for a mixed-use development, to incorporate the following uses (with a minimum site area shown):

A) housing (25 hectares); B) B1 business development (4 hectares); C) public playing field (4.5 hectares); D) primary school (2 hectares); E) local centre (3 hectares); and F) landscaping and open space (10 hectares).

Affordable housing will be sought on this site in accordance with policies H9 and H10.

161 8.142 This site consists of a flat area of fields and hedgerows east of the A38, together with part of the small valley of Dyers Brook, south of Monkton Elm Nurseries. It already contains elements of built development, particularly along the A38.

8.143 The site is severed by the very busy A38. Accordingly, as set out under policy T8, development is dependent on the provision of the relief roads and traffic calming on the existing A38.

8.144 This large area of housing and other uses should be divided into smaller individualised locales, through the use of linear open space and appropriate design considerations. More details will be set out in the Development Guide.

8.145 The site has the potential to accommodate approximately 900 dwellings. The early phased release of up to four hectares of land for residential development is proposed before 2006. This is anticipated to accommodate in the region of 150 dwellings and is acceptable only in conjunction with the parallel provision of four hectares of serviced employment land within this first phase of the Plan and will be subject to the completion of a S106 planning obligation. This early release is proposed to facilitate the supply of a quality employment site with good access to the M5 motorway corridor.

8.146 The precise arrangement of uses within the site is not determined by the Proposals Map, but is to be left to the Development Guide. This is to facilitate the maximum level of local involvement in working up the details of the development. The security of existing and proposed dwellings which adjoin the proposed public areas, such as playing fields, should be considered.

8.147 The local shopping facilities proposed as part of this development are intended to provide for local need primarily and not to become a destination for non-local shopping trips in its own right. Accordingly, the scale of each unit should not exceed 100 square metres gross. Subject to a retail and travel impact analysis demonstrating that the scale is serving only a ‘local’ rather than a ‘district’ need, avoids significant impact upon other villages’ shopping provision and is primarily accessed by foot or cycle, a convenience store of up to 1,393 square metres gross may be acceptable, subject also to other relevant Local Plan policies.

North of Aginghill’s Farm

T10 A site of 4.8 hectares north of Aginghill’s Farm as shown on the Proposals Map is allocated for residential development.

Affordable housing will be sought on this site in accordance with policies H9 and H10.

8.148 This smaller area of housing is the most visually sensitive, so will be screened by an area of tree planting to the west. It is within the current green wedge which separates Monkton Heathfield from Bathpool, set on land which rises up to the north. Access could be from the north, which would require the removal of through traffic from the A3259 arising from the provision of the relief roads.

8.149 The site will be suitable for lower density houses set in substantial grounds. Over time this will allow the growth of large trees in the gardens, softening the views of the site. It is expected that the site will be completed by 2011.

162 South of Langaller

T11 A site of 10 hectares south of Langaller is allocated for B1 light industry and B8 warehousing development.

8.150 This is proposed as a medium-sized light industrial site. It is within the parish of Creech St Michael, adjacent to the proposed eastern relief road, which will form part of the County Route network, and within a few minutes’ drive of the M5. The location on the edge of the settlement and at some distance from the town centre, means that the site is generally unsuitable for office and other high employment uses in conformity with the strategy and the content of PPG13. The site is therefore limited to industrial and warehousing uses which have lower employment densities and the primary requirement is for access to the road network. The site's proximity to residential properties means that B2 uses are not likely to be acceptable.

8.151 Access will be from the new relief road at a new junction, possibly a large roundabout. This will ensure safe and convenient access for HGVs.

8.152 The site is reasonably well enclosed in the landscape and peripheral landscaping will be required to minimise visual impact. The retention of the attractive trees within the southern part of the site will be required.

8.153 The incorporation of approximately 1 hectare of the site as an area of small starter units will be sought as part of the development of the site.

Community Developments

T12 A site of 1.6 hectares east of Monkton Primary School is allocated for educational uses.

8.154 The expansion of Heathfield Community School (Secondary) will require an additional playing field, to meet statutory requirements. A site east of the primary school is allocated for this purpose. The site also includes a small area of land in County Council ownership which is currently used as a public play area, but which may be needed in the future for the primary school.

8.155 On such a major housing scheme, the provision of a District Heating Scheme may be feasible. This would encourage improved energy efficiency in line with the Plan objectives. The Development Guide will assess the inclusion of such a scheme and the location of any necessary plant.

HOUSING

Housing Allocations

8.156 The Local Plan strategy focuses development primarily within and adjoining the Taunton urban area. Housing allocations are to be primarily targeted at brownfield sites, and also at large greenfield sites. This section introduces the smaller housing sites identified in Taunton, the major allocations having been identified within the Major Development Sites section above. The 10 sites listed below provide scope for the development of approximately 428 dwellings. The majority of these sites can be considered as brownfield, although a number of acceptable greenfield sites have been included. Some of the sites below are currently in the process of implementation and, as a consequence, are shown as having zero

163 capacity in the summary table at paragraph 3.9 to avoid double counting of commitments.

East of Silk Mills Lane

T13 A site of 3.6 hectares east of Silk Mills Lane as shown on the Proposals Map is allocated for a minimum of 80 dwellings, provided that:

A) vehicular access to the site is gained only via Silk Mills Lane; B) a landscaped acoustic buffer zone to Silk Mills Lane is provided; and C) flood mitigation measures are provided, to be implemented prior to the commencement of the development.

In association with the development, the following will be sought:

D) localised improvements to the cycle network, including links to and along Bindon Road; E) affordable housing in accordance with policies H9 and H10; and F) contributions towards educational provision in accordance with policy C1.

8.157 A 3.6 hectare site comprising pasture land which rises towards the north and east. It is bounded by Silk Mills Lane to the west, Staplegrove Road to the north, and Mill Rise (narrow road) to the east and south. Modern development lies beyond Mill Rise. Three pairs of semi-detached houses along Mill Rise are included. The site is surrounded by post and wire fences to the north and west and dense hedgerows to the east and south.

8.158 This sloping site is very prominent and currently provides an attractive green approach to Taunton as one drives south along Silk Mills Lane. Indeed, it was formally part of the Norton Fitzwarren Green Wedge, as identified in the adopted Taunton Local Plan. Whilst development here would ‘suburbanise’ this approach, the provision of a landscaped buffer to Silk Mills Lane would have the effect of maintaining in part a green approach, especially when viewed in association with the protected open space to the west of Silk Mills Lane. The buffer would also serve the purpose of protecting new dwellings from traffic noise generated along Silk Mills Lane. A noise survey will be required to confirm the minimum depth of the buffer zone, but on purely landscape grounds it is recommended that this should be a minimum of 10 metres.

8.159 The site lies beyond the extent of any flood risk zone. However, it is acknowledged that the flood risk zone to the Back Stream is within close proximity to the western boundary of this site. The Borough Council will require the submission of a full Flood Risk Assessment and run-off assessment for the site and approaches (in accordance with paragraph 60 of PPG25). Agreed flood mitigation measures shall be implemented prior to the commencement of development. The delivery of Sustainable Drainage Systems (SuDS) and on-site attenuation of surface water will prevent any adverse impact upon flood conditions in the vicinity of the Back Stream. It is known that parts of Silk Mills Lane will flood in a 1:100 year storm event, principally within the area to the south of Bindon Road. However, modelling may show that parts of the site frontage may flood in a 1:200 year storm event (+20%, to take account of the effects of climate change). Flood conditions on Silk Mills Lane will be improved via the delivery of works to remove flood risk, associated with the North West Taunton Package (Silk Mills bridge and park and

164 ride site – policies T28(B) and T32(B)) and the Norton Fitzwarren major development (policy T4). Accordingly, a requirement of the development will be that access must be sited outside any potential flood risk area. Alternatively, development shall not be permitted to commence until such time as the flood mitigation works to Silk Mills Lane have been completed to the satisfaction of the Borough Council. Foul drainage of the site can be achieved via a private Council- owned system, with pumping possibly required.

8.160 Silk Mills Lane is a principal road and identified as a County Route in the Structure Plan. There is a speed limit of 60mph from a point just south of the roundabout at Cross Keys to Bishops Hull. This includes almost the entire site frontage. However, the close proximity of the Silk Mills roundabout, the rail crossing and the junction with Bindon Road (which is proposed for signalling as a result of the Norton Fitzwarren development – policy T4) act as a restraint on vehicular speeds. Accordingly, access to this site can be gained via Silk Mills Lane. Current traffic conditions and highway arrangements will prohibit access via the A358 (to the north), and Darwin Close (to the east) is unsuitable as a vehicular access to serve the additional 80 dwellings proposed. The Highway Authority will require the submission of a Transport Assessment (TA) in support of any planning application. This will need to consider a formal reduction in the speed limit along Silk Mills Lane. The TA will also need to consider a range of access scenarios, including access to the site from the existing junction of Silk Mills Lane with Mill Rise (at the southern end of the site) or a new junction at a position to the north of this. If Mill Rise is not used as the access point, then all reasonable endeavours should be undertaken so as to ensure that the access is positioned in a location that avoids damage to the TPO tree on the site frontage. Whatever the final form and location of the vehicular access, the development will need to provide suitable access for the six existing dwellings on Mill Rise. The TA will need to have full regard to the relationship of this proposal with the significant highway requirements associated with the major development at Norton Fitzwarren (policy T4), to the immediate west of the site. The access must be in place before the first dwellings are occupied. Additionally, the development will need to contribute towards alternative transport modes, such as the cycle network, which does not currently reach the edge of the site. Cycle facilities need not be off-road at all times, but for heavily-trafficked roads such as Silk Mills Lane, cyclists should not have to use the main carriageway. The developer will need to implement cycle links between the site and a point to be agreed with SCC, so as to facilitate an improved link from the site to the town centre. A Transport Assessment will be required as a basis for discussing and finalising the full range of highway-related works that will be required.

8.161 Affordable housing provision will be sought on this site in accordance with the requirements of policies H9 and H10 to meet the identified affordable housing need in the Borough set out in paragraphs 3.47-3.51. The site is not considered to have unusual costs associated with it, and is reasonably well located for employment and town centre facilities. Accordingly, the Borough Council considers that some 35% of the dwellings to be built should be affordable, in accordance with the definition in paragraph 3.42.

8.162 The increase in housing numbers in this area will lead to additional demand for educational accommodation in the area. Proposals will be assessed in accordance with policy C1, and contributions sought towards educational provision where this is necessary to accommodate the additional pupils in local schools.

165 Priorswood Road

T14 A site of 3.3 hectares at Priorswood Road SWEB west depot as shown on the Proposals Map is allocated for a mixed residential and commercial development, provided that:

A) approximately 25% of the site area is developed for business or leisure uses compatible with the adjoining and proposed residential areas, and in the case of leisure, limited to small scale facilities with a local catchment; B) the frontage to the canal is designed to respect the character and environment of the canal, incorporating a landscaped linear public open space with a minimum depth of 20 metres; and C) new dwellings are sited and designed to avoid noise nuisance from the Obridge Viaduct.

In association with the development, the following will be sought:

D) cycle links to the A3259 and Obridge Lane; E) education contributions if necessary in accordance with policy C1; and F) affordable housing provision in accordance with policies H9 and H10.

8.163 This site consists of an area of land that was previously used by SWEB for storage and associated parking. Access to the site will be via Priorswood Road, to the side of a large office building which is to be retained. The eastern boundary is formed by the Obridge Viaduct, while to the west are residential properties. The site is proposed to be redeveloped for a mix of housing and employment uses.

8.164 The employment uses are likely to be located adjacent to the line of the Obridge Viaduct, an area where traffic generated noise problems would prevent residential development. To protect residential amenity, they will be restricted to leisure and business uses. In accordance with policies EC10 and EC12, any leisure uses will be limited to small-scale facilities serving a local catchment with a high level of walk-in custom.

8.165 The housing element of this allocation is expected to amount to approximately 100 dwellings, located in the western section of the site. Affordable housing will be sought in accordance with the provisions of policies H9 and H10 to meet the identified affordable housing need in the Borough set out in paragraphs 3.47-3.51. The site is not considered to have unusual costs associated with it, and is reasonably well located for employment and town centre facilities. Accordingly, the Borough Council considers that some 30% of the dwellings to be built should be affordable, in accordance with the definition in paragraph 3.42. To meet the identified need the priority will be the incorporation of social rented housing.

8.166 The increase in housing numbers in this area will lead to additional demand for educational accommodation in the area. Proposals will be assessed in accordance with policy C1, and contributions sought towards educational provision where this is necessary to accommodate the additional pupils in local schools.

8.167 The design of the site fronting the canal will be a key issue. A landscaped open area adjoining the canal will be necessary, and the appearance of the development fronting this must be particularly well considered.

166 8.168 A Transport Assessment will be required for any proposal on this site. This will need to address highway safety issues and impact upon the Transportation Strategy. Indeed, any proposal may need to contribute towards appropriate elements of the Strategy, such as the provision of cycle lanes.

8.169 Development of the site commenced during 2003.

Small Residential Allocations

T15 The following sites as shown on the Proposals Map are allocated for residential development:

Site Site Area (hectares)

A Hamilton Road 0.6 B Princess Margaret School, Middleway 1.4 C St James Street Garage 0.2 D Somerset Place 0.7 E Dabinett Close, Norton Fitzwarren 0.3 F 52/55 Upper High Street 0.03 G Gatchell House, Trull 1.5 H The Uppers Playing Field, Greenway Road 2.1

Hamilton Road

8.170 The First Southern National bus depot on Hamilton Road is coming to the end of its useful life and currently causes noise problems for nearby residents. It is therefore appropriate to allocate the site for an alternative use. Housing is particularly suitable. Given its location within reasonable walking distance of town centre facilities, on a good bus route and near the local centre, a high-density scheme is required in accordance with Government policy. Accordingly, there should be about 50 dwellings provided on the site. The setting provided by the Leper Hospital, an ancient monument, and the attractive and unusually designed Leycroft Close, to the west, provide important elements to consider in the design. As a consequence of the existing use of this site, the land may be contaminated. Any development will be required to investigate the likely hazards, assess the risk they present and identify and implement any remedial measures required, prior to the commencement of the new development.

8.171 The site will be expected to contribute to cycle links and bus priority measures, particularly at the complex Hamilton Road/Wordsworth Drive/East Reach/Victoria Parkway junction. A contribution towards educational provision will be sought in line with policy C1. Affordable housing provision will be sought in accordance with the provisions of policies H9 and H10 to meet the identified affordable housing need in the Borough set out in paragraphs 3.47-3.51. Given the costs associated with the development of a new bus depot, a target of 30% affordable housing will be sought on the site. To meet the identified need the priority will be the incorporation of social rented housing.

Princess Margaret School, Middleway

8.172 This site is a former special needs school located within a residential area. It adjoins the Haines Hill Conservation Area, demanding a high standard of design, layout and landscaping. The school grounds have an amenity value to which development will need to have regard where practicable. The site should be developed at a

167 density which makes the best use of the land and therefore should be for no less than 50 dwellings. Affordable housing provision will be sought in accordance with the provisions of policies H9 and H10 to meet the identified affordable housing need in the Borough set out in paragraphs 3.47-3.51. The site is not considered to have unusual costs associated with it, and is reasonably well located for employment and town centre facilities. Accordingly, the Borough Council considers that some 35% of the dwellings to be built should be affordable, in accordance with the definition in paragraph 3.42. To meet the identified need the priority will be the incorporation of social housing. The increase in housing numbers in this area will lead to additional demand for educational accommodation in the area. Proposals will be assessed in accordance with policy C1, and contributions sought towards educational provision where this is necessary to accommodate the additional pupils in local schools. Planning permission for the site’s development was granted in November 2004.

St James Street Garage

8.173 A flat, open site occupying a corner plot adjoining Canon Street and St James Street. The site is currently used largely for car repair and supplies, and incorporates extensive forecourt parking, the garage building and a number of buildings along Middle Street. The existing use detracts from the high quality of the immediate surroundings, being located in an attractive part of Taunton, with St James Church and the Victorian office developments along Canon Street in close proximity. Both flats and office developments could be viable prospects on this site, ideally a high-density development of two or three storeys. However, in the interests of highway safety, any development will need to be set back from the frontage to secure visibility at the junction of Middle Street with Canon Street and Canon Street with St James Street/Priory Avenue. Affordable housing will be sought as detailed in policies H9 and H10, to meet the identified affordable housing need in the Borough set out in paragraphs 3.47-3.51. The site is extremely well located for employment and town centre facilities, and very suitable for a high- density scheme of flats. Accordingly, the development should be for no less than 40 flats. The inclusion of 30% affordable housing would ensure that a reasonable contribution was made towards the identified affordable housing need in the Borough.

Somerset Place

8.174 The site adjoins Victoria Park to the west, East Reach to the south and a builder’s merchant to the east. It is currently developed with system built garages and a car sales and repair establishment. The redevelopment of the site would be a major visual improvement, although any proposal should retain the line of trees which comprise part of the western boundary of the site and take account of the setting of the listed building fronting East Reach. Vehicular access is likely to be from Somerset Place, and not East Reach, although pedestrian access to East Reach will be important. The site should be developed at a high density with minimal car parking, reflecting its location and surroundings. A minimum of 25 dwellings would be appropriate. Development of the site commenced in late 2001.

Dabinett Close, Norton Fitzwarren

8.175 A triangular site, directly north of the turning head at the end of Dabinett Close, which is part of a modern residential estate. The site currently forms the corner of a large open field which slopes down south-eastward from Norton Camp. It is separated from modern housing by wire fences to south and north-east, and by dense trees to the south-east. The western boundary is not marked by any features on the ground. The site adjoins the Norton Camp Hill Special Landscape

168 Feature, necessitating sensitive design, layout and landscaping. No public sewers are available to the site. Discharge of foul flows to mains drainage will require an easement from all private property owners involved. Land surface water problems have been experienced. All surface water systems are private, necessitating owners consent to drain water from the site. Planning permission for the site’s development was granted in March 2003.

52/55 Upper High Street

8.176 Small elongated disused site, located between a vacated office/retail building and small retail outlet on the corner of High Street. The site is in close proximity to the Brendon House Government Office. The site has recently been used for the display of advertisement hoardings. Its development would provide a visual continuation of built frontage. Ideally, it is most suitable for a development of residential accommodation comprising flats. No car parking can be provided on or within close proximity to the site, although this is deemed acceptable given the town centre location with its full range of facilities. However, in the interests of highway safety, a servicing bay will be required to the frontage of any development.

Gatchell House, Trull

8.177 An allocation which can provide larger style houses in a popular area of Taunton, or alternatively smaller units of accommodation such as for the elderly. The site comprises the immediate grounds of Gatchell House, a substantial Victorian dwelling. Part of the site has been used by the Gatchell House Squash and Country Club, with facilities such as tennis and squash courts. Other elements to the site include an orchard and walled garden. The current access to the site is via the Honiton Road, a frontage which has a substantial group of protected trees. However, this access may be inadequate to serve a larger development. The continued protection of the tree group may necessitate that any new access arrangement is made via Gatchell Meadow, a small modern housing development to the south of the site. The northern and western boundaries of the site comprise open areas of countryside. Gatchell House may be suitable for conversion to flats, but the house and its immediate frontage are excluded from the allocation, because they add substantially to the quality and distinctiveness of the local environment. The site meets the criteria set out in policy H9 for the provision of affordable housing for which the precise level of provision shall be negotiated at the development control stage, based on the Local Plan’s indicative targets for residential development in Taunton. Part of the site has permission, subject to the completion of a legal agreement, for 10 elderly persons’ dwellings. Development of the site will also require a planning obligation to contribute towards sports development elsewhere in the Deane. Planning permission was granted in March 2004 for 28 dwellings on the larger part of the site, whilst the remainder has permission, subject to the completion of a legal agreement, for a further 10 dwellings.

Land at The Uppers Playing Field

8.178 This site is located to the north of Greenway Road, from which access will need to be derived. It forms part of a larger area that the owners, Taunton School, have indicated is surplus to requirements. The land is currently occupied by sports pitches, but the School has indicated that these are under-used, and it therefore wishes to dispose of the site. The site was not originally allocated in the Plan but was recommended for inclusion by the Inspector following the Public Inquiry into the Revised Deposit Draft.

169 8.179 A principal requirement of any development will be to ensure that alternative sports pitches are provided for community use on the portion of The Uppers that is to remain undeveloped, as shown on the Inset Map. This will need to be achieved through a Section 106 agreement.

8.180 The site is generally flat, although there is a distinct change of level towards the middle of it, with the western part being lower than the eastern. The eastern part of the frontage to Greenway Road contains a row of mature horse chestnut trees that are of significant amenity value. These trees should be used to frame views to and from the fronts of dwellings, which should face Greenway Road, although they must be set back sufficiently to safeguard the health of the trees. The Mill Lease Stream passes through the western part of the site, and provision should be made for a drainage balancing pond, to resolve existing drainage problems in Greenway Road, as part of the development. The remaining area of 1.8 hectares should be developed for a minimum of 60 dwellings, including a proportion of affordable housing in accordance with policies H9 and H10.

ECONOMY

8.181 The dominant role of Taunton in the economy of Taunton Deane, and indeed the wider area, is set out in the Economy chapter. The dominance is reflected in most sectors of the economy, but particularly in service and retail activity. The decisions on policies and proposals for employment in Taunton will therefore have a significant impact on economic and environmental issues.

BUSINESS, INDUSTRY AND WAREHOUSING

8.182 The largest area of employment allocations concerns land for uses within Classes B1 (business, including offices, research and development and light industry), B2 (general industry) and B8 (storage or warehousing).

8.183 There are currently sites with planning permission amounting to 14.3 hectares within the Taunton area (that is, the area covered by the Taunton Inset Map). These are:

Blackbrook Business Park 4.85 hectares Thornfalcon, Henlade 4.0 hectares Other sites 5.44 hectares

8.184 The Local Plan seeks to allocate an additional range of sites suitable for a variety of uses contributing to a sustainable pattern of development. A total of 50.4 hectares is proposed, as follows:

1. Peripheral mixed-use sites:

Monkton Heathfield 4.0 hectares (policy T9) Norton Fitzwarren 8.2 hectares (policy T4)

2. Mixed-use sites in the urban area:

Tangier 2.6 hectares (policy T2) Firepool 5.4 hectares (policy T3)

170 3. Single use sites in the urban area:

Crown Industrial Estate 9.4 hectares (policy T16) Courtlands Farm 0.8 hectare (policy T18)*

4. Large peripheral, strategic sites:

Henlade 10.0 hectares (policy HE1) Monkton Heathfield 10.0 hectares (policy T11)

Note: The Courtlands site is not shown as an allocation under the tables accompanying paragraphs 4.7 and 4.13 since the land now has an extant planning permission for development. It is included in the ‘commitment’ total in the table at paragraph 4.7.

8.185 The following provides details of the allocated single use sites in the urban area.

East of Crown Industrial Estate

T16 A site of 9.4 hectares is allocated as an extension of Crown Industrial Estate, provided that:

A) uses are confined to business, general industry and warehousing, excluding offices; B) measures are taken to solve any ground stability and landfill gas problems; and C) the design and landscaping respects the visual importance of the Green Wedge to the east and views from the road and rail routes to the south.

8.186 Land to the east of the Crown Industrial Estate is allocated for a range of employment uses, within Use Classes B1-B8. However, the site is not well related to a public transport mode and accordingly high-density office uses will not be appropriate.

8.187 The site is part of a landfill site, last filled over two decades ago. Accordingly, ground instability and landfill gas production are likely to be issues. Appropriate surveys will be necessary to assess the mitigation measures needed for the site to be developed.

8.188 The site extends the built up area into the currently open land of the tip. The site boundary is considered to be the easternmost limit of development before there is significant impact on views across the site and the setting of Creechbarrow Hill Special Landscape Feature. The remainder of the tip is therefore proposed to be designated as Green Wedge, and allocated for proposed recreational open space (policy T37). Accordingly, the design and landscaping of the southern and eastern boundaries of the site will be required to reflect the visual prominence of the site. The site adjoins the Bridgwater and Taunton Canal, so development will be required to respect its setting, character, wildlife and archaeological and recreational value.

8.189 Land to the north is currently in use as a Civic Amenity Site, and for the production of recycled compost. This use is expected to continue.

8.190 Access to the site is expected to be from within the Crown Industrial Estate.

171 South of Former Priorswood Concrete Works

T17 A site of 1.8 hectares south of the former Priorswood Concrete Works as shown on the Proposals Map is allocated for offices and light industry, subject to the need to respect the residential amenity of the adjacent residential area and provide an attractive frontage to the railway line.

8.191 The area south of the former Concrete Works off Priorswood Road, which has now been redeveloped for housing, is allocated for business and office uses within Class B1 of the Use Classes Order. The site is well related to the railway station and within walking and cycling distance of a large residential area. Accordingly it is suitable for high-density employment uses. It is within the Central Area of Taunton and accordingly is subject to parking restraint. The design of the boundary to the railway should be of a high quality to reflect its high visibility.

West of Courtlands Farm

T18 A site of 0.8 hectare west of Courtlands Farm as shown on the Proposals Map is allocated for low density employment uses with small buildings designed to respect the setting of Norton Camp Hill.

8.192 Land west of Courtlands Farm (now Courtlands Industrial Estate) is allocated for a small extension to the estate. It would be suitable for uses with a relatively low employment density, as it is not ideally located for non-car access. Uses should therefore be B1 or B2 industrial or B8 warehousing, as for the existing Courtlands industrial estate. It would contribute towards meeting the need for smaller start-up units. The site currently has the benefit of an extant, unimplemented planning permission. Thus, whilst remaining an ‘allocation’ it has not been recorded as such under the tables accompanying paragraphs 4.7 and 4.13, rather, being included as a ‘commitment’ under the table at paragraph 4.7.

8.193 The site is adjacent to the Norton Camp Hill Special Landscape Feature, and the design, layout and landscaping of any proposal must respect this proximity. Buildings should be small, single storey and set into the ground.

RETAIL

8.194 Taunton has the largest shopping centre in Somerset. Its attraction stretches beyond the Borough boundaries, as it serves much of the county and parts of east Devon. Within a twenty minute drive time of the M5 motorway (Junction 25), there is an estimated catchment population of approximately 280,000 (1996). However, the 1999 Retail Capacity Study by CB Hillier Parker suggested that a population of up to 362,000 is within the Taunton sphere of influence. In regional terms, Taunton shopping centre is identified as second only in size to Bristol and Exeter. Consequently, within the shopping hierarchy, the town is recognised as an important sub-regional centre.

Existing Provision

8.195 A primary shopping area has been defined within the town centre which is focussed on Fore Street. Within this area, there are 293 retail outlets at ground floor level, of which 227 (77.5%) are Class A1 units, 33 (11.3%) are Class A2 units, 23 (7.8%) are Class A3 units, and 10 ‘others’ (TDBC Town Centre Survey, summer 2004). Secondary shopping areas have been identified adjoining the primary areas, at

172 Bridge Street, Station Road, Corporation Street, East Reach, Magdalene Lane and the southern end of High Street. These areas are very diverse in character, containing a higher proportion of non-Class A1 units. Within the town centre there are two large food superstores which facilitate linked comparison/convenience shopping trips. The town centre contains over 91,000 square metres (sq m) of net retail floorspace (Class A1), of which 78,400 sq m is comparison goods, and 11,000 sq m is convenience goods. The remaining 2,200 sq m consists of vacant retail space. In terms of units, the town centre contains 451 Class A1 units, 119 Class A2 units, 111 Class A3 units and 102 ‘Others’. (TDBC Town Centre Survey, summer 2004.) Beyond the town centre, there are two large retail warehouse parks. The Priory Fields site, to the north-east of the town centre, contains approximately 10,200 sq m of gross comparison floorspace on a site reconfigured in 2003. The Taunton Riverside site, adjacent to the M5 motorway, contains approximately 17,200 sq m of gross comparison floorspace. A third, smaller, retail park (St John’s, Toneway) completed in 2002 provides an additional 3,700 sq m of gross comparison floorspace. The town is also served by out of town centre Asda and Sainsbury food superstores, as well as a good network of local shopping facilities.

Retailing Issues within the Town Centre

8.196 During the early part of 1997, the Borough Council commissioned a vitality and viability study to assess the current health of the town centre. This was updated in 2002. The studies highlighted several strengths of the town centre. These included:

• stability in the number of multiple retailers (Class A1, A2 & A3 units with more than 20 outlets nationwide) between 1997 and 2002, with over 130 businesses; • low vacancy rates compared with the UK average; • a strong comparison goods sector; • good, centrally located, convenience goods facilities; • an attractive shopping environment; and • a good supply of short stay shoppers’ car parking.

8.197 The main conclusion drawn from the study is that Taunton has a relatively healthy and robust town centre. Indeed, this has been the case for many years. The evidence highlights that recent developments have served to further reinforce the strength of the town centre, including the appointment of a town centre manager, the implementation of a town centre pedestrian priority scheme, the Safeway development and the County Hotel development. These initiatives have functioned as a catalyst to increase pressure from retail outlets and leisure operators seeking a location within the town centre. It is essential that the Local Plan recognises this pressure, and provides opportunities for continual investment.

8.198 Whilst recognising the strengths of the town centre, it is also apparent that there are currently various weaknesses. These include:

• a lack of scope for further retail development within the primary areas; • a shortfall in leisure provision; • a lack of evening vitality; and • vulnerable secondary shopping areas.

8.199 It is important to recognise that the Local Plan cannot provide solutions to all the problems within the town centre. For non-planning related matters, such as

173 security, vandalism, parking problems etc, the role of the town centre manager is essential, being able to bring together the various interested parties to seek a solution. However, the Local Plan can establish policies which seek to maintain the overall health of the town centre, and highlight land for development. To achieve this, general retail policies EC10 to EC13 establish the strategy and policy framework to guide the consideration of all new proposals for retail development throughout the Borough. The policies below complement these general retail policies. For example, they provide a framework against which all proposals for development within the town centre should be considered. In addition, the Taunton Chapter identifies several sites that are considered suitable for retail development within and adjoining the town centre. This will enable a variety of retail formats to continue to invest within Taunton, and ensure the continued vitality and viability of the town centre.

8.200 The Borough Council will continue to monitor the health of the town centre. To help achieve this, a comprehensive survey is undertaken each year. This records all uses within the town centre, but is primarily aimed at collecting information relating to retail uses within the primary, secondary and tertiary shopping areas. A range of data is collected for each property, including occupier, use, type of goods sold and floorspace. In addition, the Borough Council is committed to a full regular review of the Vitality and Viability Study (refer to Chapter 20 - Monitoring).

Retail Issues Beyond the Town Centre

8.201 Beyond the town centre, other issues are apparent. These include the need to maintain and enhance local shopping provision throughout the urban area.

8.202 The need to protect and enhance local shopping centres is essential, as such facilities minimise travel requirements and provide local accessible facilities for those without access to a car. Policies EC11 and T25 will ensure the continued health of the defined local shopping centres. In addition, policies T7 and T9 identify new local centres to serve the proposed residential areas at Norton Fitzwarren and Monkton Heathfield.

Primary Shopping Area

T19 Within the Primary Shopping Area, proposals for the conversion of shops to other uses at ground floor level or the provision of non-retail units at ground floor level by new build or refurbishment will not be permitted, except where:

A) the proposal would help to sustain and enhance the vitality and viability of the Primary Shopping Area; and B) the retail function of the immediate area will not be undermined by the increased proportion of non-retail uses; or C) the conversion ensures the restoration or rehabilitation of a listed building which is currently in a poor state of repair and which has remained vacant for a significant period of time. Applicants will be required to demonstrate that any such property has been actively marketed for retail use.

8.203 A Primary Shopping Area has been defined within Taunton Town Centre where it will be the Council’s aim to maintain a high proportion of retail uses, and in particular those uses within Class A1 of the Use Classes Order.

174 8.204 However, there may be circumstances where the Borough Council would wish to permit the conversion of a shop within the defined Primary Shopping Area to another use. For example, the conversion of a listed building to ensure its rehabilitation, or the introduction of new restaurant or leisure facilities. Consequently, in order to provide flexibility, it is considered that a policy which precludes all non-Class A1 uses would be inappropriate. Accordingly, a criteria- based policy is required.

8.205 Criterion (A) seeks to permit non-Class A1 uses which will contribute towards the vitality and viability of the Primary Shopping Area. Such uses will need to demonstrate that they are complementary to the core shopping area, by reason of:

• creating beneficial diversity (a use which shoppers and/or visitors are likely to be attracted to as part of a general shopping or tourist trip); • providing visual interest (quality frontages and display area); and • generating significant pedestrian footfall throughout core shopping hours (at least similar to that generated by prime location Class A1 uses).

8.206 Appropriate uses will include restaurants, cafes, snack bars and leisure facilities (excluding amusement centres).

8.207 All proposals for non-Class A1 uses will need to be supported by a statement which details how the proposed activity complies with the requirements of this policy.

8.208 There may be cases where the Borough Council will be willing to permit the introduction of a certain activity within a particular use class (eg banks - Class A2), but not allow others within the same use class (eg professional offices - Class A2). In such circumstances the Borough Council will impose conditions which prescribe those uses within the appropriate use class that will not be permitted. In some situations it may also be necessary to impose restrictions over changes of use which would otherwise be ‘permitted development’ under the provisions of the GPDO. These are detailed in policy T20.

8.209 Notwithstanding the above, it is important to maintain and support the principal shopping function of the Primary Shopping Area, hence the requirements of criterion (B). An over-proliferation of non-retail uses can seriously fragment shopping frontages, damage pedestrian circulation, undermine the scale of retail activity and ultimately change the character of the shopping centre. The Borough Council will have regard to such concerns when dealing with any proposed non- Class A1 uses, and will refuse planning permission where it can demonstrate an adverse impact. As a general rule, the Borough Council will seek to prevent the establishment of more than two adjoining non-Class A1 units at ground floor level.

8.210 Amusement centres are not considered an appropriate use for the Primary Shopping Area, given their tendency to generate noise and general disturbance. As a general rule, such facilities will be directed towards the Secondary Shopping Areas. However, it is recognised that there is a variety of amusement centres, and that each case will need to be considered on its merits. In considering all proposals, the Borough Council will have regard to specific advice within PPG6 (Annex D).

8.211 Criterion (C) seeks to secure the restoration and rehabilitation of listed buildings which may become vacant for significant periods of time. The preference will be on securing Class A1 uses. However, if it can be demonstrated that the building has been actively marketed for Class A1 uses without any success, then consideration

175 can be given to the appropriateness of non-Class A1 uses (including those which would normally be prevented through the application of criterion (A)).

8.212 In considering all proposals for non Class-A1 uses within the Primary Shopping Area, the Borough Council will have regard to the results of ongoing monitoring activity which seeks to continually appraise the overall vitality and viability of the town centre (refer to paragraph 8.200).

8.213 Policy T22 and supporting text provide more detail as to the overall aim of creating diversity of use within the wider town centre environment.

8.214 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the design of new shopfronts (policy EC16) and security grills (policy EC17) will be major considerations in this location. Living Over The Shop (LOTS) initiatives have much to contribute to the vitality and viability of town centres. Opportunities within the Primary Shopping Area will be actively investigated. The provisions of policy EC18 apply.

Restrictions on Change of Use from Food and Drink Establishments

T20 Where an over-representation of financial and professional service uses threatens the vitality and viability of any part of the Primary Shopping Area, the determination of any application for Class A3 (food and drink) will be subject to a condition which would remove the automatic change of use of the property for activities within Class A2 (financial and professional services).

8.215 There may be occasions where the Borough Council will wish to permit a Class A3 use (food and drink) within the Primary Shopping Area. In such circumstances the Borough Council may wish to apply a restrictive condition, preventing the change of use from Class A3 to Class A2 (financial and professional services). The General Permitted Development Order 1995 normally enables the change of use from Class A3 to Class A2 without the need for planning permission. The decision to apply a restrictive condition (and thus remove the provisions of the GPDO) will be dependent upon:

• the perceived overall health (good or poor) of that part of the Primary Shopping Area; and

• an assessment of the effects (positive or negative) of introducing further Class A2 uses within that part of the Primary Shopping Area.

8.216 Such a cautious approach is justified in an area where it is essential to maintain the vitality and viability of the core shopping area of the town centre. Where such conditions are applied, any future proposal to convert the premises from Class A3 to Class A2 will be considered in accordance with the provisions of policy T19.

Secondary Shopping Areas

T21 Within the defined ground floor frontage of the Secondary Shopping Areas, proposals for additional or enhanced retail facilities will be permitted. Permission will also be granted to other uses which :

A) are appropriate and complementary to a town centre location; and B) generate customer activity; and

176 C) retain commercial frontage.

Such uses will include those within Classes A2 and A3 of the Use Classes Order.

8.217 Secondary Shopping Areas have been defined by frontage within Taunton Town Centre, where it will be the Council’s aim to support new retail facilities and allow flexibility for other complementary uses. Within the Secondary Shopping Areas, diversification has the most to contribute towards town centre vitality and viability.

8.218 Within the town centre, Secondary Shopping Areas are those areas which naturally extend beyond the prime retail frontage. They tend to be dominated by retailers, but in fact a wide variety of uses are to be found, including estate agents, restaurants, hot food takeaways, doctors’ surgeries, amusement centres, and leisure facilities. Secondary Shopping Areas fluctuate according to the health of the local and national economy, tending to have a higher proportion of Class A1 uses during periods of economic growth, whilst having higher levels of other uses and vacancies during periods of recession. However, within the Secondary Shopping Areas, vacancy levels are always significantly higher than is found within the Primary Shopping Areas. Secondary Shopping Areas complement the range of goods to be found within the Primary Shopping Areas, and also tend to serve the daily needs of those residential areas within and on the periphery of the town centre.

8.219 It is important to maintain the health of these areas. Consequently, proposals for new or enhanced Class A1 retail facilities will be permitted. However, it is important to recognise that other uses look to accommodate and compete within these areas and, in the interest of promoting vitality and viability, should continue to do so. The majority of non-Class A1 uses which are appropriate to Secondary Shopping Areas are those uses within Classes A2 (financial and professional services) and A3 (food and drink) of the Use Classes Order. However, any use which adds to diversity, creates interest and generates increased footfall should be permitted. Such uses will include, amongst others, amusement centres, launderettes, hotels, arts, and leisure facilities. However, uses which result in a loss of commercial frontage and pedestrian activity, such as residential or Class B1 offices, will not be permitted.

8.220 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the design of new shopfronts (policy EC16) and security grills (policy EC17) will be major considerations in these locations. Living Over The Shop (LOTS) initiatives have much to contribute to the vitality and viability of town centres. Opportunities within the secondary shopping areas will be actively investigated. The provisions of policy EC18 apply.

Diversity in the Town Centre

T22 Proposals which complement the existing range of shopping facilities and create diversity and interest in the town centre will be permitted. Such uses include restaurants, cafes, public houses, leisure and arts facilities.

8.221 PPG6 emphasises the importance of a mix of appropriate uses within the town centre in order to maintain and enhance vitality and viability. Indeed, it is essential that different but complementary uses are supported, making town centres more attractive to local residents, shoppers and visitors. Such an approach is equally valid within the Primary Shopping Area, although it is essential to recognise and

177 support its main shopping function. Proposals in this area will need to be carefully assessed in order to judge whether they will complement or threaten the key retail function. The policy supports the aims of criterion (A) of policy T19. Policy T21 (Secondary Shopping Areas) and general policies S1 and S2 are also relevant.

8.222 For the purposes of this policy (and that of policy EC10), the town centre will be defined according to appropriate easy walking distance from the Primary Shopping Area and/or central bus stops. For Class A3 uses, such as restaurants, this is likely to be within 300 metres of the Primary Shopping Area. For other uses, such as leisure and arts facilities, a wider definition may be used reflecting the increased distance which people may be prepared to walk to reach such facilities. In such cases, a distance of 300-500 metres from the Primary Shopping Area and/or public transport stations may be appropriate. Each case will be judged on its merits.

SITES ALLOCATED FOR TOWN CENTRE REDEVELOPMENT

The Crescent

T23 A site of 1.7 hectares at The Crescent as shown on the Proposals Map is allocated for a major retail development scheme, to include food and drink, leisure and entertainment facilities. Development will be permitted provided that:

A) existing footpath linkages to High Street and Bath Place are retained and enhanced, or replacement linkages of equivalent convenience are provided; B) the proposal facilitates the continued rear servicing of properties on High Street, Bath Place, The Crescent and Upper High Street; C) the proposal ensures the replacement of all current short stay shoppers' car parking spaces within the redevelopment site; D) an archaeological survey is undertaken, together with (if required) excavation and/or evaluation of deposits identified; and E) the proposal preserves or enhances the character of the conservation areas and settings of adjoining listed buildings.

In association with the development, the following will be sought:

F) contributions towards both necessary and related off-site works required to improve highway safety within the vicinity of the site, as well as contributions towards related elements of the Transport Strategy, the implementation of which will improve the overall accessibility of the site. This will include measures to improve cycle accessibility within the town centre, and assist with the delivery of bus priority measures including park and ride facilities; and G) environmental enhancement works on the section of High Street which adjoins the site.

8.223 Under-used land at The Crescent provides an ideal opportunity to identify a town centre site suitable for redevelopment to provide a major retail and leisure scheme. The site currently comprises mainly short stay shoppers’ car parking, most of which is within TDBC ownership. The site is located to the west of High Street (Primary Shopping Area) and includes several properties here for redevelopment/refurbishment. The site is bounded to the north by retail premises on Bath Place (Primary Shopping Area), to the west by commercial premises at The Crescent, and to the south by Guildford Place. As well as some retail

178 premises on High Street, the site also includes the Crown Walk shopping arcade for refurbishment/redevelopment. The Taunton Deane Retail Capacity Study undertaken in 1999 highlighted that, having taken account of outstanding commitments, there was an available capacity by 2006 to provide 13,500 square metres of town centre durable goods floorspace. The Borough Council envisages that the majority of this floorspace requirement will be accommodated at The Crescent. However, due to a lack of available capacity and concerns over trip generation, the site is considered unsuitable for large-scale food retail development, although small food units could be incorporated as part of any redevelopment proposals. In addition, the site provides a major opportunity to enhance leisure and entertainment provision within the town centre. For example, the Borough Council is aware of demand for additional cinema screens in the town. The Crescent site provides an ideal opportunity to accommodate a new multiplex cinema. Other typical town centre uses will also be acceptable within any final scheme, including restaurants and residential accommodation. The building known as Telephone House at the rear of the site would be suitable for residential conversion or other appropriate commercial uses, including offices and leisure. However, Telephone House is not considered fundamental to The Crescent development and individual proposals for this building can be considered on their merits. Given the on-site costs involved with the delivery of this proposal, the Borough Council has accepted that the site cannot afford to provide any affordable housing as part of a mixed-use redevelopment. A ‘Developers’ Brief’ is available for this site, which provides further detail as to site constraints, legal issues and the envisaged form of the final scheme. If necessary, the Borough Council will utilise its Compulsory Purchase powers to ensure the delivery of this proposal.

8.224 The site is bounded on three sides by listed buildings, with the western and northern boundaries defining The Crescent and Bath Place Conservation Areas. Consequently, a redevelopment scheme of scale, massing, quality materials and design, which preserves or enhances the settings of listed buildings and the conservation areas, will be required (criterion (E)). The site occupies former burgage plots to adjoining properties and any design should reflect this historical association throughout the development. The Borough Council envisages predominantly three, domestic scale, storeys above ground level, with reduced scale in the vicinity of Bath Place - a speciality shopping and residential street of low, two storey domestic scale. The success of any scheme will be dependent on its ability to satisfactorily demonstrate (throughout) that it is a worthy contribution to the townscape of this particular area of Taunton, preserves or enhances the setting of listed buildings and conservation areas and is an integral, rather than isolated, development in all respects. A Design Statement, which addresses these issues, will be required to accompany any submitted planning application. A quality, modern interpretation of historic forms and detailing, which satisfactorily addresses the above issues, is encouraged.

8.225 Being located adjacent to the Primary Shopping Area, the site provides an ideal opportunity to establish a quality town centre shopping development. However, in order to ensure the integration of the site with existing facilities, it is essential to ensure that good pedestrian linkages are maintained with the rest of the town centre. Consequently, convenient footpath access will be required leading to both Bath Place and High Street.

8.226 In order to avoid pedestrian and vehicular conflict, it will be a requirement of the scheme to facilitate the continued rear servicing of properties on High Street, Bath Place, The Crescent and Upper High Street. Criterion (E) of policy EC12 also applies.

179 8.227 Maintaining a good supply of convenient and accessible short stay shopper/visitor car parking facilities is a key element which contributes towards sustaining and enhancing the vitality and viability of town centres. The Crescent car park is one of the most popular shoppers’ car parks in Taunton. It is essential to ensure that such facilities will be replaced in full, and that new provision is equally accessible and convenient to the town centre. Consequently, the proposal must either provide a multi-deck car park as an integrated part of the scheme, or contribute towards alternative provision in an equally accessible and convenient location.

8.228 The site is within a designated Area of High Archaeological Potential (AHAP). In fact, the site is crossed by the Medieval Town Ditch, and is likely to be of considerable archaeological interest. Research and excavation of the site will be required before planning permission is granted. Applicants are advised to seek the advice of the County Archaeologist.

8.229 The proposal will generate increased visitor numbers to this part of the town centre. For reasons of highway safety, it will be essential to ensure that surrounding road junctions are safe for vehicles, pedestrians and cyclists. A transport impact study will be required to assess this issue in more detail. However, contributions will be sought toward those junctions which require improvements as a result of the development.

8.230 In addition to facilitating shoppers’ car parking (criterion (C)), promoting and ensuring accessibility for modes of travel other than the car is also equally important to town centre vitality and viability. The Transport Strategy seeks to realise such an objective, and is complemented by recent TPP/Local Transport Plan submissions which are heavily weighted towards both high measures of vehicular restraint and the promotion of alternative modes of travel. The Borough Council acknowledges that the site, being within the town centre, is in a highly accessible location. However, access to the site (and the town centre generally) is in need of improvement. Policies T26 to T32 seek to ensure that direct access to the town centre is made as convenient as possible for pedestrians, cyclists and those reliant upon public transport, through the implementation of bus priority schemes and convenient cycle routes. Without such measures, car trips within the vicinity of proposed town centre development sites could increase unacceptably. Accordingly, criterion (F) will require any scheme to contribute towards proposals for greater cycle accessibility within the town centre, and the provision of an east/west bus priority route through the town (including park and ride facilities). Details of these proposals can be found at policies T27, T28 and M5, and are identified on the Proposals Map. Ultimately, the scale of contribution will be dependent upon the impact of the scheme in terms of trip generation, over and above that generated by the existing use of the site. The development will be required to provide secure cycle parking facilities within the site. The Borough Council will only permit a level of staff car parking which is in line with the requirements of policies M1-M3.

8.231 It will be important to integrate the scheme with the rest of the town centre through the creation of attractive footpath linkages. This, in part, will be achieved through the implementation of criterion (A). However, it is also essential to ensure that the immediate environment of High Street is pleasant and inviting as a pedestrian thoroughfare. Consequently, the Borough Council must ensure that any development helps to enhance this part of the town centre. This may necessitate certain off-site enhancement works along the part of High Street which adjoins the development (criterion (G)). Such provision will help to protect and enhance the vitality and viability of the town centre

180 8.232 The Borough Council will be mindful of the impact of any development on the amenities of adjoining and nearby residential properties. Accordingly, the provisions of policy S1 apply.

Wood Street

T24 A site of 1.4 hectares at Wood Street as shown on the Proposals Map is allocated for mixed-use town centre redevelopment, to include residential and one or more of the following uses: retail, food and drink, offices, leisure and/or entertainment facilities. Development will be permitted provided that:

A) existing footpath linkages to the River Tone walkway are retained and enhanced, or replacement linkages of equivalent convenience are provided; B) the proposal enhances the setting of the River Tone; C) the proposal provides car parking for general usage by town centre shoppers, as well as customers, of any retail development; D) an archaeological survey is undertaken.

In association with the development, the following will be sought:

E) contributions towards both necessary and related off-site works required to improve highway safety within the vicinity of the site, as well as contributions towards related elements of the Transport Strategy, the implementation of which will improve the overall accessibility of the site and relieve levels of vehicular congestion within the town centre. In particular, the proposal will be expected to contribute towards the delivery of the section of Inner Relief Road between Bridge Street and the north bank of the River Tone.

8.233 Under-used land at Wood Street provides an ideal redevelopment opportunity. The site is accessed via Wood Street, and is located behind retail premises on Bridge Street (Secondary Shopping Area). The River Tone adjoins the southern boundary to the site. The western boundary comprises the Telephone Exchange and residential properties in Greenbrook Terrace. The site is within very close proximity to the Primary Shopping Area (The Bridge/North Street), making it a town centre location for the purposes of identifying appropriate uses. Accordingly, the site is considered suitable for retail (food and non-food), leisure, office and residential development. A horizontal and/or vertical mix of uses will be encouraged on this site and, in particular, the Borough Council will wish to see developers exploring the potential for accommodating residential uses at upper floor levels above shop and leisure units. The southern part of the site is within Borough Council ownership (Greenbrook Terrace Car Park and adjoining garage workshop). During the period of the Plan’s preparation, the remainder has been redeveloped by Lidl Stores, with a foodstore of 1,000 square metres net floorspace.

8.234 In order to integrate the site with existing facilities, it is essential to ensure that good pedestrian linkages are maintained with the rest of the town centre (criterion (A)). Consequently, convenient footpath design will be required within the site, which links into the existing network providing easy pedestrian access to/from Bridge Street (via Wood Street) and The Bridge (via the footpath adjoining The River Tone).

181 8.235 The site provides an opportunity to maximise the potential of the riverside setting to deliver a development of quality design (criterion (B)). Any proposal which turns its back to the river will be refused. An appropriate scheme of hard and soft landscaping will be required to further enhance this riverside setting. Within the site of the current Greenbrook Terrace Car Park, land to the east of the proposed IRR will be set aside for quality landscape treatment.

8.236 The site adjoins a designated Area of High Archaeological Potential (AHAP), and may be of considerable archaeological interest. Research and excavation of the site will be required before planning permission is granted (criterion (D)). Applicants are advised to seek the advice of the County Archaeologist.

8.237 Redevelopment may generate increased visitor numbers to this part of the town centre. For reasons of highway safety, it will be essential to ensure that surrounding roads and junctions are safe for vehicles, pedestrians and cyclists. A transport impact study may be required to assess this issue in more detail. However, contributions will be sought towards those improvements which are required as a result of the development (criterion (E)).

8.238 A key element of the Taunton Transport Strategy is the delivery of the Inner Relief Road, which connects Bridge Street to Wellington Road, incorporating separate bridges over the River Tone and the Mill Stream. This scheme forms an important element of the Local Transport Plan. All major travel generating developments within the immediate vicinity of this road will be expected to contribute towards its construction. The line of the IRR passes through this site. There are significant benefits to be achieved from the delivery of the IRR. Currently, much of the vehicular traffic within the town centre has no actual business there, but is merely making a cross-town movement. The IRR will provide an alternative route, and enable this traffic to avoid the main shopping centre. This in turn will enable the consideration of further pedestrian priority works, particularly within the vicinity of East Street and Corporation Street. In association with the development of the Lidl store on part of the site, the length of the IRR from Wood Street to the boundary of the Greenbrook Terrace Car Park has been constructed.

8.239 The Borough Council acknowledges that the site, being within the town centre, is in a highly accessible location. However, access to the site (and the town centre generally) is in need of improvement. Policies T26 to T32 seek to ensure that direct access to the town centre is made as convenient as possible for pedestrians, cyclists and those reliant upon public transport, through the implementation of bus priority schemes and convenient cycle routes. Such policies also seek to reduce vehicular congestion within the town centre through the delivery of the IRR and the Silk Mills Crossing (policy T32). Such infrastructure will benefit all users of the town centre. Indeed, without such measures, car trips within the vicinity of proposed town centre development sites could increase unacceptably. Accordingly, criterion (E) requires contributions towards the construction of the IRR from Bridge Street through to the north bank of the River Tone. Following the construction of the IRR, it is anticipated that, within the site of the current Greenbrook Terrace Car Park and adjoining garage workshop, there will be approximately 0.25 hectare of residual land remaining (directly to the north of the proposed IRR) which could, for example, be utilised for high density residential development.

8.240 The Borough Council will be mindful of the impact of any development on the amenities of adjoining residential properties. Accordingly, the provisions of policy S1 apply.

182 Local Shopping Provision and Local Centres

8.241 Local shopping provision within the residential areas of Taunton can be viewed on a hierarchical basis, ranging from the corner shop through to the local centre. Such provision serves to complement facilities within the town centre by satisfying local day-to-day needs, and to minimise travel requirements. A local centre is defined as a small grouping of local facilities usually comprising a newsagent’s, a general grocery store, a sub-post office and, occasionally, a pharmacy, a hairdresser and other small shops of local nature. Some local centres also contain a larger food store, although their scale is of purely local significance. Policy EC11 (Local Service Provision) has identified existing local centres within the Comeytrowe Centre, Galmington Road, Lisieux Way, Livingston Way, Mountfields Road, Priorswood Place, Roman Road and Rowbarton. Within Taunton, new local centres are proposed as part of the major development proposals at Norton Fitzwarren (policy T7) and Monkton Heathfield (policy T9).

8.242 PPG6 emphasises that the Local Plan should provide for a range of facilities within local centres. Such facilities are to be consistent with the scale and function of the centre concerned, to meet people’s day-to-day needs, so reducing both the need to travel and dependence upon the car. Policy T25 (below) will permit the change of use of existing local centre units to enable the introduction of a range of non-Class A1 uses, provided that they do not adversely affect the vitality and viability of the local centre concerned.

8.243 The sequential test (PPG6 and PPG13) identifies local centres as the most appropriate place to accommodate new retail development (and other typical town centre uses, such as leisure) following consideration of any appropriate edge-of- centre site. Within Taunton, eight local centres have been identified, as detailed above. These centres are all relatively small compared with facilities to be found in the larger conurbations. Consequently, the scope for accommodating additional local shopping/community facilities within them will be limited, particularly for larger shops such as food supermarkets. As such, the emphasis will be on facilitating the enhancement of local centres through refurbishment or expansion. The application of policy EC11 (criterion (B)) will permit such an approach. Policies EC10, EC12 and T25 seek to ensure the continued functioning and health of the defined local centres.

8.244 Criterion (C) of policy EC11 permits additional local facilities within the Taunton urban area, at locations isolated from existing or proposed local centres. Subject to the application of relevant safeguards, these may include individual shops and public houses.

8.245 Policies EC10, EC11, EC12 and EC13 provide further guidance and clarification. Policies S1 and S2 additionally apply to all proposals.

Vitality and Viability of Defined Local Shopping Centres

T25 Within the local centres as defined on the Proposals Map, proposals for changes of use will be considered with regard to the impact of the proposal on the vitality and viability of the local centre as a whole. Planning permission will be refused where an adverse effect can be demonstrated.

8.246 In order to protect the vitality and viability of the defined local centres, it is essential to introduce appropriate controls on the range of uses which will be permitted. Any

183 proposed non-A1 use will have to demonstrate that it will not have an adverse effect on the vitality and viability of the centre concerned.

Shopping Facilities within the Associated Settlements

8.247 Bishops Hull, Bathpool, Norton Fitzwarren, Monkton Heathfield, Staplegrove and Trull are classified as associated settlements on the fringe of the Taunton urban area. In the interests of reducing travel requirements and ensuring an availability of local services, it is important to protect shopping facilities within these settlements. However, the current range of shops and services within these settlements are scattered and/or very small in number. As a consequence, it is not possible to actually identify a ‘local centre’, the vitality and viability of which could be protected through policies EC12 and T25. However, policy EC12 also seeks to ensure that adequate protection is given to these local service facilities, including shops.

8.248 Policies EC11 and EC15 outline the approach for the consideration of individual proposals for the improvement and enhancement of shopping facilities within these settlements.

MOVEMENT

8.249 Transport within Taunton is based primarily and increasingly on the use of the private car. Figures from the Census indicate this through the changing proportions of journey modes to work for Taunton urban residents.

Type of transport 1981 1991 2001

Car driver passenger 50.4% 61.4% 61.1% Bus/coach 6.1% 4.0% 2.7% Train 0.2% 0.9% 0.7% Motorcycle/scooter/moped 5.8% 3.3% 1.9% Pedal cycle 12.4% 10.4% 8.6% On foot 18.5% 14.6% 15.8% Work at home 5.0% 3.7% 8.3% Other 1.6% 1.7% 0.9% Work outside Borough 7.1% 11.2% n/a

TOTAL 100% 100% 100%

8.250 Road traffic growth has been startling; up by 66% from 1981 and with peak hour traffic forecast to rise by a further 30% to 2011. With existing roads reaching or at capacity, a significant level of investment and change in the transport infrastructure will clearly be necessary.

8.251 The Plan objectives require that the transport system should change towards a more sustainable and safer system, involving greater use of the cycle, bus and walking and less reliance on the car. The transport element of the proposals for Taunton aim to achieve this. In total, the research carried out by the County and Borough Councils indicates that some 15%-25% of peak hour journeys could be transferred from the private car to more sustainable alternatives in 2011, compared with doing nothing.

8.252 The Borough and County Councils have worked together, involving other agencies closely, to produce a transport strategy for the town which sets out to achieve these levels of transfer. Market research, traffic modelling and public involvement have all been central to the development of the strategy.

184

8.253 The role of land use policies and proposals in achieving transport-related objectives is vital. The land use and transport strategies have been defined to interrelate in this way.

8.254 The Transport Strategy, incorporated as appropriate within the Local Plan policies and proposals has five main elements:

• cycle facilities provision; • bus facilities provision; • rail facilities provision; • walking encouragement; and • selective car parking restraint.

8.255 Together, these provide restraint on the use of the private car for commuters, and provision of appropriate, more sustainable alternatives.

Development Preventing the Achievement of Transport Policies

T26 Development will not be permitted which would prevent the achievement of the elements of the transport strategy set out in policies T27-T32.

8.256 The strategy is vital to the future development of Taunton and the surrounding area and the achievement of many of the Plan objectives. Any development which would hinder its implementation will therefore not be permitted.

Cycle Facilities Provision

8.257 Cycle facilities provide the most cost-effective alternative to the car and the initial main area for investment. The network shown on the Taunton Inset Maps in accordance with policy M5 will provide comprehensive provision for cyclists, increasing from the current 30 kilometres to 60. The cycleways will be of a high standard, well-lit where appropriate, segregated from traffic where possible, with safe and convenient crossing points at junctions with main traffic routes. Traffic calming, management and other alterations to roads and junctions can make them a safe cycling environment without providing specific cycleways. Policy M6 on traffic calming also refers. The provision of secure cycle parking ensures that the fear of theft is minimised. Employers who provide changing and showering facilities will encourage a greater number of staff to cycle. The proposals incorporate the Millennium Route.

8.258 The provision will be made through public investment and through contributions arising from planning obligations.

8.259 It is considered that the measures proposed could transfer between 9% and 13% of peak hour car use by 2011, which is roughly half of the total expected transfer.

Bus Facilities Provision

T27 A comprehensive, convenient and safe bus network is proposed, through a combination of bus lanes, electronic bus gates and other bus priority measures, providing the following bus priority corridors to/from the bus station:-

185 A) M5 Junction 25, Old Ilminster Road, Hamilton Road, East Reach, East Street; B) Mountway Road, Wellington Road, Park Street/Compass Hill, Corporation Street; C) Bridge Street, Station Road.

8.260 The form of public transport most likely to contribute within Taunton is the bus. Currently buses suffer from a poor image and they are slowed by the same congestion as cars. The provision of bus priority measures, as set out in policy T27 above, and shown on the Inset Maps, will ensure that bus services become quicker and more reliable. The research suggests that increased bus use could transfer 3% to 5% of peak car journeys by 2011. The Proposals Map indicates the location of these priority corridors.

8.261 As with cycleways, provision will be a combination of public and development- related funding. Contributions towards these routes will be sought from the Norton Fitzwarren and Monkton Heathfield and the major town centre developments.

Park and Ride Sites

T28 Park and Ride sites are proposed at:-

A) East Taunton; and B) East of Silk Mills.

8.262 Park and Ride facilities are a necessary part of the strategy and will be provided on the two main routes into Taunton. They will allow car-borne commuters from outside the urban area of Taunton to avoid town centre congestion by changing mode at the edge of town and using buses which take advantage of the bus priority corridors set out in policy T27. Some 3% - 7% of 2011 peak hour journeys could be transferred from cars by this provision. A suitable site is yet to be identified to the east of Taunton, in the vicinity of Junction 25 of the M5 Motorway. A site will be identified in due course.

8.263 The design of the sites will be extremely important, balancing their potential landscape impact with the need to provide an attractive, secure environment for all-day car parking.

8.264 Funding of the Park and Ride sites will be a combination of development funding and public investment. The development contributions will be from central developments through commuted sums as set out in policies M1 - M3. Both sites should also receive contributions from the Tangier, Firepool and Crescent developments (policies T2, T3, and T23).

Bus Services from New Housing Developments

T29 Within the following major development sites, the majority of dwellings should be within 300 metres walking distance of a dedicated Quality Bus Route providing frequent, quick services to the town centre, early in the development:

A) Monkton Heathfield/Bathpool; and B) Norton Fitzwarren.

8.265 If new housing development is designed to provide high level bus access within a short time of the first residents moving in, public transport usage is likely to be

186 increased. In particular, the provision of a ‘Quality Bus’ service should maximise bus use from these new estates. Such buses should have a fast, direct service to the town centre taking advantage of the measures proposed in policy T27. More details are given in policies T4 and T8, relating to the specific development proposals. A level of revenue subsidy in the first few years of the services' operation may be necessary.

Rail Facilities Provision

8.266 Taunton is the only mainline railway station in the Borough, so there is currently no scope for commuting to Taunton from within the Borough using rail.

Walking Encouragement

T30 Within the Restricted Access Cordon, traffic management and traffic calming measures are proposed with the aim of removing unnecessary traffic and improving the pedestrian and cyclists’ comfort and safety, while maintaining access to the shoppers’ car parks.

8.267 Walking is the most sustainable form of movement and still accounts for the majority of short trips. It is particularly important within the town centre. The Transport Strategy envisages the introduction of a wide area, encompassing the prime shopping and commercial areas of the town centre, free from unnecessary traffic.

8.268 The shopper car parks are contained within this area, and access to them will be rationalised through appropriate signing. Occupation by commuters’ cars will be reduced by price increases in line with the ‘high restraint’ strategy. It is recognised that many town centre businesses will continue to have an operational requirement for vehicular access, and this will continue to be provided for where necessary. Consultation and involvement with commercial and other town centre occupiers will be maintained through the detailed design and implementation of the measures to ensure this.

8.269 This concept will be introduced completely only with the completion of the ‘Inner Ring Road’, involving some modifications at existing junctions and the completion of the Inner Relief Road. This new highway link is a long-standing scheme brought forward from previous Structure and Local Plans. Its benefits are considered to be environmental rather than capacity-based, hence its inclusion in a sustainable transport strategy. More detail is included under policy T32.

Pedestrian Priority Measures

T31 Further pedestrian priority measures are proposed for Corporation Street and East Street, after the completion of the Inner Relief Road, policy T32. Environmental enhancement works are proposed for High Street.

8.270 Within the town centre, the roads radiating from The Parade are considered to be the Prime Shopping Area defined in policy T19. A scheme to improve the pedestrian and shopping environment of this area, largely in line with the proposal T/4 of the adopted Taunton Local Plan, was implemented in the late 1990s.

8.271 As part of the Restricted Access Cordon policy, it will be appropriate to further limit the level of through traffic in these streets, in conjunction with completion of the Inner Relief Road. Through-traffic in these streets could therefore be limited to

187 buses, cyclists and essential vehicles during the main shopping hours (for example, 10am to 3.30pm weekdays and all day Saturdays). This will continue to provide for evening vitality and permit the necessary highway capacity during the peak traffic hours when conflict with shopping is in any case limited. As set out in paragraph 8.268 above, close liaison with affected businesses in the affected streets will be essential to minimise any impact on deliveries and other essential business requirements.

8.272 High Street was one of the first pedestrianised streets in Taunton and now shows signs of its age. It is proposed to redesign and enhance this important shopping street and walking route. The retail development at The Crescent will be expected to contribute to these works, as set out in policy T23.

Selective Car Parking Restraint

8.273 Parking policy is central to the Transport Strategy. The availability of car parking is increasingly seen as one of the most potent methods for influencing car travel.

8.274 Planning can have an impact in two ways; standards for new development (set out in policies M1 and M2) and the development of existing car parks. However, the role of the Borough Council as provider of public car parks and the County Council as on-street parking authority are of more immediate impact.

8.275 The Borough and County Councils are committed to introducing on and off-street parking policies to support the restraint strategy. These will involve the progressive discouragement of commuters parking in public car parks and in the road whilst increasing the availability of spaces for shoppers and residents. A Parking Plan for Taunton has been prepared in parallel with the Local Plan to bring together the various strands of parking policy.

Highways

T32 The following major highway schemes are proposed:

A) Inner Relief Road, with associated works at Wellington Road/Castle Street and Bridge Street/Wood Street junctions;

B) Silk Mills Bridge.

8.276 While the strategy concentrates on alternatives to the private car, a limited number of new highway links are necessary to route traffic away from the central areas of Taunton.

Inner Relief Road

8.277 As part of the continuing emphasis on developing and enhancing the town centre, the Local Plan continues to include the long-standing commitment to the Inner Relief Road. The scheme will cause a significant reduction in through-traffic on the prime shopping streets, with immediate benefits to their vitality and viability. It will also allow further investment in the town centre environment, building on earlier work. The completion of the inner ‘box’ (or Inner Ring Road) will allow town centre improvement measures as proposed in policy T31, and restrictions on town centre traffic, set out in policy T30.

8.278 Further benefits arising from the road are more specific to its location. It will open up significant areas of brownfield land for development, in accordance with the

188 proposals for Tangier set out in policy T2, and in line with Government policy. It will also improve access to a number of shoppers' car parks. Both of these aspects are important to the vitality and viability of Taunton town centre.

8.279 The potential for development, especially for commercial uses, depending for access on the road’s construction, should ensure that significant developer contributions are received towards its completion. Accordingly, the scheme should show significant value for the public investment, as well as the environmental benefits.

8.280 The new bridge crossing the river should be of an exceptional standard of design, as it will be highly visible within this important central area.

8.281 The appropriateness of the road has recently been reviewed, given the proposals in the Taunton Urban Design Framework for the sites it would cross, and the re- assessment of schemes in the Taunton Transport Strategy Review. The need for the road has been confirmed, although changes are proposed to its design and alignment.

Silk Mills Bridge

8.282 Silk Mills Road forms an important part of the ‘box’ of roads around Taunton, but traffic is delayed considerably by the operation of the level crossing on the mainline railway. The provision of a bridge will enable the road to function properly, and reduce traffic using less appropriate alternative routes, such as the town centre and rural lanes west of Taunton. The provision of the Silk Mills Bridge is part of a package of proposals for north-west Taunton, which includes a Park and Ride site to the immediate south of the existing crossing, and improved access to the adjoining Fairwater rail sidings.

8.283 The time benefits will be particularly important for buses using the priority route proposed in policy T27(B) which serves the Park and Ride site and the Quality Bus route from the Norton Fitzwarren development (policies T4 and T29). Emergency vehicle access to Musgrove Park would also be quicker and more predictable.

8.284 Again, the bridge is in a sensitive area, largely within a Green Wedge. Accordingly, an appropriate design incorporating ‘soft’ landscaping will be required. Furthermore, the line of the former Grand Western Canal (a Linear County Archaeological Site) will be directly under the path of the proposed bridge. As such, the scheme design should have regard to the requirements of policy C8.

ENVIRONMENT

8.285 Taunton’s natural and built environment is of high quality. It is set within the rich agricultural land and attractive countryside of the Vale, and, being the Borough’s largest town, has an interesting townscape with a great diversity of architectural styles and materials.

Landscape

8.286 Taunton is a settlement surrounded by the Low Vale Landscape Character Area, and has an attractive landscape setting between the Quantock and Blackdown Hills, which are even visible from within the town.

189 Special Landscape Features

8.287 There are several features in and around Taunton which merit protection as Special Landscape Features under policy EN11. They include those already identified in the Taunton and West Deane Local Plans and new proposals, and are as set out below.

Cotlake Hill An important landmark within the Vivary Green Wedge, especially visible from Shoreditch Road and Trull.

Creechbarrow Hill An important landmark seen from the Bristol-Exeter railway, Toneway and Bridgwater Road.

Knowle Hill A wooded hill to the north-west of Norton Fitzwarren, prominent from the B3227 and A358.

Norton Camp Hill The hill on which the ancient fort was sited, now a scheduled monument. Prominent from the A358 and B3227.

Rag Hill A hill north-west of Staplegrove, prominent from the A358 and Silk Mills Road.

Stonegallows Ridge A north-south ridge slope along the western edge of Taunton, from Bishops Hull to the M5 Services area. Prominent from the west.

Green Wedges

8.288 Taunton’s green wedges provide attractive visual and physical breaks between major parts of the town and separate it from adjoining settlements, maintaining their identity. The most important are those at Vivary and French Weir which provide uninterrupted connections between the town centre and the open countryside.

8.289 It is proposed that Taunton’s green wedges will continue to be protected under policy EN13. They are outlined in the following paragraphs.

Vivary Green Wedge

8.290 A large area extending to the town centre from the south, between the Sherford/Trull and South Road/Killams areas. It includes Cotlake Hill and Vivary Park.

French Weir Green Wedge

8.291 An area extending into town from the west, between Bishops Hull and Norton Fitzwarren. Largely comprises the attractive River Tone floodplain.

Staplegrove Green Wedge

8.292 Separates Staplegrove village from Taunton, comprising flat fields and allotments.

Cheddon Fitzpaine/Monkton Green Wedge

8.293 An extensive area separating these settlements from Taunton and Bathpool.

190 Bathpool Green Wedge

8.294 Follows the River Tone between Taunton and Bathpool, with a northwards extension to the east of Bathpool to maintain the separate identities of Bathpool and Monkton Heathfield and protect the setting of the river and canal.

Trees

8.295 Variety in the species of trees growing in the town will contribute to an attractive and interesting environment. This can partly be achieved through the landscaping of new development. The Council will, therefore, promote through the planning process the planting of interesting native and exotic specimen trees with due regard to their variety of form and architectural juxtaposition, in order to enhance urban areas and lay the foundation for an ‘urban arboretum’ within Taunton. However, exotic specimen trees would not be appropriate in the rural environment, so they should not be planted in locations where they could spread, via seed dispersal, along river corridors.

Historic Interest

8.296 Taunton has a wealth of historic interest, and is identified as an Outstanding Heritage Settlement in the Somerset Structure Plan Review (Policy 8), the special character of which should be respected.

8.297 The town (including Bishops Hull, Staplegrove and Trull) has thirteen existing conservation areas, (areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance). Policies EN14 and EN15 refer.

8.298 As indicated, Taunton has numerous listed buildings which greatly enhance its historic interest. These are protected under policies EN16-EN19. Notable examples include the Castle (of medieval origin), St Mary’s Church (15th Century) and Grays Almshouses, all of which are grade 1.

Archaeology

8.299 Taunton town contains two scheduled monuments: the Castle and Borough Bank (north of St Mary’s Church), while a third, Norton Camp Hillfort, is nearby at Norton Fitzwarren.

8.300 There are also thirty-seven archaeological sites of County importance, including the Bridgwater and Taunton Canal and Grand Western Canal.

8.301 Taunton also has an AHAP (Area of High Archaeological Potential) to which policy EN23 applies. It covers the historic core of the town within which there is thought to be a wealth of undiscovered archaeological remains.

8.302 Taunton is one of five Taunton Deane settlements that have been studied by Somerset County Council to evaluate their archaeological potential. This will result in ”An Archaeological Strategy for Taunton”, which will identify zones containing archaeological remains of varying importance, warranting different measures for protection/management when affected by development.

191 Taunton’s Skyline

T33 Development which would detract from the distinct character and attractiveness of Taunton's skyline will not be permitted.

8.303 Taunton has a distinct attractive skyline, characterised by dominant church towers and visible from several viewpoints. Proposals which would impinge on and detract from the skyline will not be permitted. Its enhancement (by measures such as the undergrounding of overhead wires) will be supported.

Approach Routes into Taunton

T34 Development which would harm the landscape setting of approach routes into Taunton will not be permitted.

8.304 To maintain Taunton’s attractive image particularly for visitors, it is important to safeguard the setting of approach routes into the town such as main roads and the railway. Examples include Honiton Road, Trull Road and South Road from the south, Toneway and Priorswood Road from the east and Wellington Road and Staplegrove Road to the west. Measures to enhance the setting of such routes will be supported.

Nature Conservation

8.305 Taunton contains five County Wildlife Sites, to be protected under policy EN3. Three are aquatic: the River Tone, Bridgwater and Taunton Canal and the Galmington Stream. They are biologically rich, containing important species such as water voles (river and canal) and bullheads (Galmington Stream). The River Tone is possibly the best example of prime otter habitat in Somerset.

8.306 The town’s wildlife interest is not restricted to these designated sites. There are some biologically rich sites, and sites supporting rare species, which just fail to satisfy the designation criteria. Examples include five former County Wildlife Sites supporting Black Poplar trees, in Trull and Staplegrove. There are also wildlife corridors, often along undesignated streams (like the Kingston Stream), and wildlife-rich hedgerows, which merit protection and management in the wildlife interest, especially in the control of development. The protection of linear open spaces through policies C3 and EN24 will help in this respect.

COMMUNITY

8.307 Taunton has a wide range of community facilities, including schools, colleges, and public halls. Most striking, perhaps, are its numerous leisure facilities provided by the public, private, educational and voluntary sectors, most of which are available for some degree of community use. Sporting facilities include the Blackbrook Pavilion sports centre, two indoor swimming pools, and the Vivary golf course. There are indoor centres for tennis, ten pin bowling and bowls, outdoor bowling greens and tennis courts, and numerous playing fields, many with pavilions. For children, most residential areas have play areas.

8.308 Taunton also has varied arts-related facilities, including the Brewhouse Theatre and Arts Centre, a multiplex cinema, the Somerset County Museum, and various arts galleries and libraries.

8.309 For informal recreation, the River Tone and Taunton and Bridgwater Canal are important resources, used for angling and canoeing, with walking and cycling along

192 the bank. The town’s extensive cycleway network also caters for recreational cyclists.

8.310 All these leisure facilities are assets to Taunton which the Borough Council seeks to protect and enhance.

North Taunton School Sports and Leisure Centre

T35 A site of 1.0 hectare at Ladymead Community School is proposed for a Sports and Leisure Centre.

8.311 A sports centre is proposed at Ladymead School. It would take up part of the school playing field, but this can be accommodated within the school’s playing field requirements for the foreseeable future.

8.312 In sustainability terms the site is justified as the centre would cater for demand for indoor sports facilities in north Taunton - the Blackbrook Pavilion already caters for the south - reducing dependence on private motorised transport. It will dramatically increase the range and quality of indoor sports facilities in the area, which are currently lacking. The site is on an existing bus route to the town centre, and children and parents will be able to combine journeys to the school with trips to the sports centre, reducing journeys overall.

8.313 The sports centre has now been built, and opened in January 2004.

Blackbrook Recreational Open Space

T36 A site of 5.8 hectares at Blackbrook is allocated for recreational open space, subject to measures to protect the protected species present on the site.

8.314 Land south of the Blackbrook Pavilion, adjacent to the motorway, was allocated for recreational development in the Taunton Local Plan (policy R/1). It is proposed to continue this allocation, as the site is close to the recently expanded sports facilities and residential areas to the west.

8.315 However, it is now known that the site is a habitat for dormice, a protected species. Accordingly, appropriate measures will be required in any development to balance the wildlife interest with the needs of any development.

Priorswood Landfill Site

T37 A site of 16 hectares at Priorswood landfill site is proposed for community woodland or other appropriate recreational uses.

8.316 Priorswood Tip is an old landfill site, last tipped on over a decade ago. The site is capped by only a foot of clay and soil, the putrescible tipped material beneath making development a very costly, if not wholly unrealistic, proposition. However, the site is suitable for community woodland or other appropriate recreational uses, being flat and adequately settled. Such uses would be appropriate since the site lies within the proposed Monkton Heathfield/Cheddon Fitzpaine Green Wedge. Large buildings, however, would not be appropriate. The proposal would enhance the Green Wedge and reinforce its functions, which include provision of a buffer separating Taunton from Monkton Heathfield and Bathpool; provision for informal recreation opportunities close to the town residents; provision of a wildlife corridor (from the River Tone north to the canal and beyond), and protection and

193 enhancement of areas of landscape importance (views northwards across the Green Wedge from Creechbarrow Hill). The proposal is also justified in sustainability terms, since the uses proposed are generally low-key, non-intensive uses. The site will be readily accessible by cycle from the town centre. It is also possible that provision for informal recreation on the site could help to divert recreational pressure from more distant and sensitive parts of the wider countryside, such as the Quantock Hills AONB, thus reducing longer car journeys. The proposal is consistent with PPG17 (July 2002) which stresses the importance of the countryside around towns as a ‘valuable resource for the provision of sport and recreation’, and encourages the development of ‘managed countryside such as country parks and community forests’ in such areas.

8.317 The site extends to 16 hectares, and is directly east of the extension to Crown Industrial Estate proposed in policy T16. The community woodland area would be predominantly planted, but with intervening rides, glades, and areas of open space for informal recreation. Low-key recreational facilities like a trim trail and children’s adventure playground, preferably using logs and similar natural materials, would be appropriate. The recreational potential of the adjacent Bridgwater and Taunton Canal should be maintained and enhanced.

8.318 It is possible that Wyvern Waste, as leaseholder of the site, may be able to provide the community woodland, and that such provision could be partly funded by landfill tax funds. Funds may also be available from the Community Woodland Grant scheme’s community woodland supplement, towards tree planting. The Borough Council may be able to provide some capital funding (perhaps towards provision of adventure playground equipment). However, much will depend on a planned assessment of the need for informal open space in the Borough, and the Council may not have the resources to be able to adopt or maintain such facilities. Implementation ultimately relies on the co-operation of the landowner. If for any reason the proposal cannot be implemented it would be acceptable for the site to be restored to agriculture, an appropriate Green Wedge use.

Maidenbrook Playing Field Allocation

T38 A site of approximately 9.5 hectares at Maidenbrook Farm as shown on the Proposals Map is allocated for playing fields.

8.319 There is currently a shortfall in the supply of public playing fields in Taunton. The land at Maidenbrook Farm has been identified as a suitable site for the development of playing fields, due to its location, physical characteristics and Green Wedge status. Its allocation will secure its availability for this important community use, and its development will establish a long-term use compatible with the Green Wedge designation.

8.320 Provision of the playing fields is likely to come from a combination of public and private funding. Whilst the Borough Council itself will bear some of the cost, the developers of housing sites will also contribute. Policy C4 makes provision for the off-site provision of recreational open space where it is not possible or practicable to provide it on-site. This is most likely to arise in respect of playing fields, where few sites will be large enough to meet their own needs. In such cases the Council will negotiate financial contributions from the developers based upon the pro rata cost of providing the amount of playing field land involved, and this will be used towards the cost of acquiring and developing the playing field site.

194 CHAPTER 9 WELLINGTON AND ASSOCIATED SETTLEMENTS

INTRODUCTION AND STRATEGY

9.1 Wellington is the second largest settlement in the Borough, with an estimated population in 2004 of around 13,000. It has grown around a crossroads, with development concentrated on a north-south axis. To the west lie the separate but associated settlements of Rockwell Green and Westford. A designated green wedge maintains their separate identity from Wellington. Although some distance to the east of the town, Chelston Business Park plays an important part in its economy.

9.2 ‘Associated settlement’ is a term used to describe settlements that have a ‘village’ character or tradition, but are essentially part of the urban fabric. For example, over recent years, Rockwell Green has absorbed a considerable amount of Wellington’s development, whilst maintaining a discrete identity.

W1 The extent of Wellington is defined on the Proposals Map to include the associated settlements of Rockwell Green and Westford.

9.3 The town lies at the foot of the Blackdown Hills, at the south-west limit of the Low Vale Landscape Character Area. It is surrounded by high-quality agricultural land, which has been a major constraint to development of the town. Wellington is served by good communications, with Junction 26 of the M5 lying less than two miles from the town and the A38 acting as a relief road running south of the town. There are regular local and national bus links, especially with Taunton. The mainline railway passes through the town, although the station was closed in the 1960s.

9.4 Wellington has a wide range of services and facilities which also cater for a large rural hinterland to the west and south. To some extent, however, the level of services and facilities provided is limited by the close proximity of Taunton.

9.5 The Structure Plan classifies Wellington as a Town, which should act as a focus for new development. The scale of development should be determined by the town’s role and function, individual characteristics and constraints. Subsequent to the adoption of the Structure Plan, however, revised Regional Planning Guidance for the South West (RPG10) was published (in September 2001). This introduced significant changes to the strategic planning guidance, with emphasis on the need to achieve a greater concentration of development within or adjoining the Region’s major urban areas, or Principal Urban Areas. In parallel, RPG10 also now advises that significant growth, especially of housing, should be avoided in larger towns within easy commuting distance of the PUAs. With Taunton being designated as a PUA, and commuting from Wellington to Taunton already at a significant level, this has impacted on the Council’s proposals for Wellington.

9.6 In determining the scale and type of development which will be appropriate for Wellington, a number of significant factors have been taken into consideration:

• the size of Wellington relative to Taunton;

• the close physical proximity of Wellington to Taunton, which has resulted in significant economic interdependence and commuting;

195 • the severity of constraint which high grade agricultural land imposes on the town;

• opportunities for the promotion of sustainable development and movement;

• the availability of a greater range of services and facilities in Taunton;

• the more advanced stage of local plan land allocations in Wellington compared to Taunton; and

• the limited apparent potential for brownfield allocations in Wellington.

9.7 The above factors suggest that the scale of development in Wellington needs to be carefully chosen if development plan and wider environmental objectives are to be best met. Failure to pay heed to them would be likely to result in a less sustainable pattern of development than might otherwise be achieved.

9.8 In the drafts of this Plan the Council proposed the allocation of a site for some 800 dwellings at Longforth Farm, with 500 to be completed within this Plan period. The Council considered that this was consistent with the Structure Plan policy for Wellington, and in balance with the Plan’s employment proposals for the town. Also, in the Council’s view, development of the Longforth site would deliver considerable economic, environmental and social benefits. Whilst acknowledging that such benefits would arise from the development, the Inspector at the Local Plan Inquiry concluded that the scale of housing proposed at Longforth Farm was too great, and inconsistent with the policies of RPG10. He recommended that the site be deleted from the Plan, and that the overall scale of housing allocations in Wellington in the Plan period should be in the range of 400-450 dwellings. With 150 of these anticipated to come forward on the brownfield site at Tonedale Mill, he concluded that a greenfield site for some 250-300 dwellings should therefore be allocated. Of the two alternatives that he recommended the Council to consider further, that at Cades Farm has been selected.

MAJOR DEVELOPMENT SITES

Tonedale Mill

9.9 The Mill complex at Tonedale is an important feature of Wellington’s industrial, historical and architectural heritage. Its importance goes well beyond the local level. English Heritage recognises that it is thought to be the largest and most comprehensively representative textile manufacturing site in the south-west, with a range of surviving structures unparalleled in England. Consequently, the majority of the remaining buildings are either grade 2* or 2 listed, and the site is also designated as a County Archaeological Site. The site is generally under-utilised, and many of the buildings are vacant and in poor condition. However, in terms of the local economy the site has an important function in providing a variety of rented space for small businesses.

9.10 The Borough Council recognises the need to secure the future of the site through the implementation of an appropriate and economically viable scheme of restoration and development that will protect and conserve its heritage and enable its considerable potential to be realised. This will not be easily achieved, given the nature, scale and condition of many of the buildings involved, and the constraints affecting the site. However, with vision, commitment and flexibility on the part of all those concerned with its future, the Council believes that the site can be successfully regenerated. In doing so it should have a continued and expanded

196 role in providing for employment uses, whilst also having the potential to accommodate other uses including an element of brownfield housing. Proposals for some housing have already come forward, on the site of the former weaving shed, linked to the preparation of a comprehensive feasibility study of the whole site.

9.11 Policy W2 provides guidance which seeks to strike a balance between the conservation of the site’s important heritage and encouragement of appropriate development proposals.

W2 A site of 4.7 hectares at Tonedale Mill as shown on the Proposals Map is proposed for mixed-use development provided that:

(A) the re-use of listed buildings is maximised, in the context of the site as a whole and in accordance with PPG15;

(B) individual elements do not prejudice the provision of a satisfactory overall scheme;

(C) the design, materials and layout of any new development satisfactorily reflects the industrial heritage of the complex;

(D) the stream frontage is designed to maintain and enhance the character and environment of the stream, incorporating public access along its length where appropriate and protection of the existing stream-side tree groups;

(E) leisure uses are limited to small scale facilities;

(F) prior to the commencement of development, a scheme of flood mitigation for the whole of the site shall be agreed and the developers shall provide a bond sufficient to ensure that the scheme will be completed in full, the scheme of flood mitigation to be carried out concurrently with development of those parts of the site which lie outside the floodplain, and completed before the commencement of any development within the floodplain;

(G) commitment is made to an overall scheme for the whole complex which seeks to achieve the most beneficial use of the listed buildings from an employment and heritage perspective, including a phasing agreement linking new development to the renovation of existing buildings;

(H) before any development takes place a wildlife survey of the site shall be carried out and a scheme shall be agreed to ensure that satisfactory measures are taken to protect lesser horseshoe bats, badgers, tawny owls and any other wildlife covered by policies EN4 and EN5.

In association with the development the following will be sought:

(I) affordable housing provision in accordance with policies H9 and H10, subject to the recognition of a flexible approach as referred to in paragraph 9.20;

197 (J) education contributions if necessary in accordance with policy C1, and subject to the recognition of a flexible approach as referred to in paragraph 9.20;

(K) an archaeological survey; and

(L) a programme of restoration of the retained employment buildings in conjunction with any proposed residential use.

Co-ordinated Approach

9.12 Proposals for the site will need to be considered in the light of policy S3, particularly the requirement for a unified design of the site as a whole. Having a unified approach to the development of the whole site will ensure that issues of compatible uses, access and circulation, the effective use of under-used buildings and land, environmental and conservation concerns and economic viability can be fully addressed. It will therefore be the Borough Council’s intention to secure, by way of planning obligations, a balanced approach to the regeneration of the site, including a programme of improvements to existing buildings for employment and other appropriate uses.

Site Constraints

9.13 Approximately half the site is low lying and at risk of flooding by waters from the Back Stream as a result of the Mill buildings constricting the flow of water during major storm events. A flood mitigation scheme has been identified involving on-site and off-site works which has, in principle, been accepted by the Environment Agency subject to detailed design. The scheme shows that in principle those parts of the site that flood can be satisfactorily protected. Detailed approval of the flood mitigation scheme will be required in advance of the development. The flood mitigation scheme is to be completed in a phased manner so that those parts of the site that are not at risk of flooding may be developed in parallel with the completion of the flood mitigation measures.

9.14 Given the heritage significance of the site, particular regard should be given to policies EN16, 17, 18 and 19. A comprehensive study of the site is needed, to establish the extent of its heritage assets, assess the exact condition of buildings, and identify the potential for development which could facilitate the re-use and repair of buildings without compromising its character. Because of the listing of the majority of the remaining buildings, proposals for conversion or demolition will need to be justified as part of an overall strategy for the site. The site is also designated as a County Archaeological Site, so policy EN22 will also apply.

9.15 A further constraint affecting the site is that the type of development is limited by the proximity to the LPG storage tanks at Aerosols International across the railway to the south-east of the site. The potential risk arising from this hazardous installation is such that the Health and Safety Executive advise that residential development may not be acceptable on the eastern and south-eastern parts of the site, although industrial development is unlikely to give rise to any concerns.

9.16 It is understood that the site has considerable wildlife interest, including the presence of protected species, and therefore the requirements of policies EN3, EN4 and EN5 will be applicable.

198 Residential Development

9.17 It is anticipated that successful regeneration of the site will require the inclusion of a residential element. This will need to be of good quality and high density. The design, materials and layout of any new housing should reflect that of the historic Mill complex. The stream running through the site offers scope to provide a quality setting to the development, and any residential development adjoining it should be designed to maximise public access incorporating high quality landscaping and protecting wildlife interest. The requirements of policy H2 will apply to any proposals for residential development. If applicable, affordable housing will be sought in accordance with the provisions of policies H9 and H10. Proposals will also be assessed in accordance with policy C1 concerning education provision and policy C4 regarding recreational open space.

Employment

9.18 A considerable number of small businesses are located in the many buildings within the complex, and this continued use is encouraged. Further refurbishment and conversion of buildings for a range of employment generating uses will also help to safeguard the condition of these buildings. Given the variety of uses co-existing on the site and its heritage importance, changes of use to provide accommodation for tourism, leisure or cultural activities including limited provision of associated retailing, may also prove acceptable. Such uses will provide the opportunity to promote the historical importance of the site and individual structures. In accordance with policies EC10 and EC12, any leisure uses will be limited to small- scale facilities. The complex of buildings located at the entrance to the site and directly adjacent to the separate Tonedale House provide a particular opportunity, given the prominent location, to provide a quality business environment at the site’s entrance.

Traffic and Transport Issues

9.19 The overall level of traffic generation, parking requirements and access arrangements will vary according to the precise nature of proposals on the site although as an existing employment site the potential level of traffic generation, including HGVs, could be significant in any event. Regard should be had to other relevant Plan policies, particularly the requirements of S1, M1-3, EC1 and H2. A particular consideration will be achieving adequate access within the constraints of the listed buildings. A Transport Assessment will be an appropriate method of examining these issues and to ensure that new residents have access to the full range of town centre services and facilities by means other than private car.

Viability

9.20 It is recognised that the limitations and costs associated with the site have a significant impact on the economic viability of development proposals. To some extent this can be addressed by allowing more profitable uses, such as housing, to be accommodated on the site within a mixed-use scheme. Given the pressing need to ensure that the long term future of the site is secured through the implementation of proposals that are able to provide investment in the buildings, it is recognised that a flexible attitude may also need to be adopted towards the scale of contributions sought towards affordable housing, transportation improvements, education facilities and public open space. To assist with viability, the Revised Deposit Plan allocated a small field to the south of the complex for industrial development. The listing of all the remaining buildings has thrown doubt on the ability to provide a suitable means of access to this land through the site. If this

199 can be proved to be achievable the Council may, in the interests of the site as a whole, be prepared to permit its development for industrial or other appropriate uses in order to finance the renovation of the listed buildings.

Cades Farm

W3 A site of 12.6 hectares at Cades Farm, Wellington, as shown on the Proposals Map, is allocated as an urban extension for approximately 250 dwellings, to accommodate the following uses:

(A) housing (8.5 hectares maximum);

(B) recreational open space (1.8 hectares);

(C) structural landscaping (2.3 hectares).

The development shall make the following key provisions:

(D) the relocation of activities within the Cades Farm buildings to a location that minimises residential disturbance and can be accessed and landscaped with minimal impact;

(E) affordable housing provision in accordance with policies H9 and H10;

(F) primary and secondary school provision in accordance with policy C1;

(G) provision of recreational open space in accordance with policy C4;

(H) a financial contribution towards enhanced community facilities within Wellington;

(I) a comprehensive cycle and pedestrian network within the development area and linking into the network within the adjoining residential area to the west and the proposed employment allocation at Chelston House Farm to the east;

(J) improvements to the footway to the north of Taunton Road, linking the main site access to the existing town centre. These improvements will include conversion of the footway to shared use by pedestrians and cyclists to the appropriate standard;

(K) a package of public transport measures including a bus pass offering one year’s free travel for each dwelling, a pass at one- third of the retail price in year two for each dwelling and at two- thirds retail price in year three for each dwelling. The package shall also include a bus lay-by, information and shelters on the north and south sides of Taunton Road to serve the development;

(L) a safe pedestrian crossing facility across Taunton Road in the vicinity of the bus lay-bys;

(M) archaeological investigations; and

200

(N) flood mitigation works.

9.21 An urban extension is proposed at Cades Farm, Wellington, as part of the Local Plan strategy to foster the overall self-containment of Wellington. A total of 8.5 hectares is allocated to accommodate approximately 250 dwellings. In order to enable the most efficient use of the available land, the relocation of the agricultural activities at Cades Farm is required to reduce adverse impact on residential amenity and to protect highway safety. The location will need to minimise residential and landscape impact through appropriate siting and landscaping.

9.22 No excessive costs are anticipated in bringing forward this greenfield site for development. In line with the identified housing needs for Wellington, the Local Plan expects that the site will provide in the region of 35% affordable housing provision as part of its overall development.

9.23 The scale of development does not justify the provision of a new primary or secondary school to serve the educational needs of the new residential population. However, the development is of a sufficient scale to exceed capacity at existing primary and secondary schools and a commuted sum for additional facilities will therefore be required in line with policy C1.

9.24 The remainder of the allocated land is proposed for a mixture of recreational open space and a strategic landscaped buffer around the edge of the site. Landscaping, including public footpaths and cycleways within the site, shall be integrally designed into the development and linked into both the existing residential area to the west and proposed employment site to the east. The extent of these requirements has been formulated in part to avoid subdivision of the existing field network and to enable the existing hedgerows to contribute towards landscape treatment within the site. The recreational open space shall consist of children’s play space integrated within the residential areas as set out in policy C4, and an area of approximately 1.8 hectares of formal park. Strategic planting to a depth of approximately 20 metres will be required along the northern, southern and eastern boundaries to provide screening, environmental enhancement and a defensible eastern edge to the built up area of Wellington. This linear planting area shall be publicly accessible and the developer shall be responsible for providing an appropriately surfaced path along its route. A commuted sum in lieu of on site playing field provision shall be required since the allocation is not in itself large enough to accommodate on site provision. Work is currently underway that may result in amendments to the interpretation of policy C4.

9.25 Records indicate that the stream forming the south-eastern edge of the development is liable to flooding. The developers shall liaise with the Environment Agency to ensure that their development proposals do not encroach into any land at risk of flooding. The developer shall comply with 'Guidance Notes for Developers on Surface Water Drainage' issued by the Borough Council. This land is not acceptable as a contribution towards the requirement for recreational open space or play areas within the allocation.

9.26 The scale of the proposal does not justify provision of on site community provision but is of a sufficient scale to make a financial contribution to enhancing existing community facilities within Wellington itself. As part of the overall development, a contribution towards local public art will be sought.

9.27 Due to the location of the allocation at the edge of Wellington, it is essential that the development is provided with good footpath, cycle and public transport links to

201 Wellington and Taunton. The allocation therefore requires that an off-site public footpath and cycleway, bus lay-bys, shelters and information and safe crossing facilities over Taunton Road will be required as part of the development.

9.28 In order to facilitate sustainable travel to and from the development site, a package of public transport measures will be required. This should be in the form of bus passes or season tickets as outlined in the above policy. This approach is more likely to lead to the establishment of travel patterns that are sustainable in the longer term.

HOUSING

9.29 In accordance with the Plan’s overall strategy and objectives, priority has been given to the identification of opportunities that maximise the amount of development on brownfield sites. Only one suitable site has been identified however, at Tonedale Mill, although this is now expected to accommodate about 150 dwellings as part of a mixed-use development. The remainder of Wellington’s housing allocation is therefore concentrated on the greenfield site at Cades Farm.

9.30 Within a town the size of Wellington, there will clearly be some potential for residential development on other sites which are not proposed for allocation over the course of the Plan period. Conversions, infilling and the development or redevelopment of unallocated sites will continue to contribute to the supply of new dwellings. An allowance for this has been made in assessing the number of dwellings to be allocated.

ECONOMY

9.31 Wellington is the second largest employment centre in the Local Plan area. The town has a long established manufacturing base, which continues to be a dominant element in the local economy. It contains a number of major businesses of national importance, most notably Relyon and Aerosols International. Both companies continue to expand, and each has extended its premises relatively recently.

9.32 There are several business parks and industrial estates in and around Wellington which provide a variety of land and premises for a range of commercial and industrial development. Retail and related service activities are concentrated in the town centre.

9.33 Chelston Business Park is a major employment site located beyond the built-up area of the town. The site is adjacent to the roundabout at the junction of the M5 link road and the A38, and therefore enjoys excellent road communications. The West Deane Local Plan allocated an additional 2 hectares of land for employment uses adjacent to the business park which is partly developed. A further small extension is proposed by policy W5.

9.34 Rylands Industrial Estate is an area of existing industrial units accessed off Bagley Road. The West Deane Local Plan allocated a site of 2 hectares for B1 business use to the south, at Lincot Nurseries and land adjoining the industrial site. The whole of the area between the Rylands Estate and the A38 relief road now has permission for employment uses in addition to the existing employment area.

9.35 There are other, smaller, developments at: Wellington Trading Estate, Milverton Road and Lowmoor, where a small extension is proposed by policy W6. Existing industrial premises at Poole and Westford Mill are also available for industrial uses.

202 The redevelopment of Tonedale Mill will further ensure the availability of small industrial units in the town.

9.36 In view of Wellington’s size and role as a town it is an appropriate location for additional employment development. Despite there being a range of existing opportunities for small-scale development, it is felt that further significant provision should be made in this Plan. This will ensure that there is adequate opportunity for local employment to grow in line with the increasing working population arising from the proposed housing developments in the town. Such an approach should also help to maintain a suitable balance between development in Wellington and Taunton, thus controlling the dormitory role of Wellington and the growth in commuting, and promoting the self-sufficiency of the town. It also reflects a recognition of Wellington’s strategic locational advantage, being situated adjacent to the motorway junction. Accordingly, a major employment site is allocated at Chelston House Farm.

Chelston House Farm

W4 A site of 20 hectares at Chelston, as shown on the Proposals Map, is allocated for light and general industry and warehousing development.

In association with the development the following will be sought:

(A) a roundabout to provide site access from the A38;

(B) a cycle and pedestrian link with the B3187;

(C) on-road cycle lane between the site and Wellington town centre;

(D) contributions towards a tendered bus service between Wellington town centre and the site incorporating an on site passenger collection and set down point for a period of five years;

(E) structural landscaping and implementation of a landscaping scheme; and

(F) appropriate measures to ensure adequate drainage and flood protection measures.

9.37 The site lies to the west and south of Chelston House Farm, west of the A38 link road to Junction 26 of the M5. It is currently in agricultural use, comprising a number of separate fields bounded by hedges. The area is generally gently undulating in nature.

9.38 The site is readily accessible to the national road network, being located in the M5 corridor close to the motorway junction. Given the site’s proximity to the main route between Wellington and Taunton, good access to the site by public transport should be capable of being achieved.

9.39 This allocation is for Class B1, B2 and B8 uses, and recognises the extensive space demands of manufacturing and warehousing. Consistent with the Local Plan strategy, given the proximity of the site to the M5, use of the site for warehousing and related distribution is in line with government advice in PPG13. However, the location on the edge of Wellington and some distance from the town centre means

203 the site is generally unsuitable for offices and other high employment density uses in conformity with both the strategy and national planning guidance. The site is therefore limited to industrial and warehousing uses which have lower employment densities and as such will not result in significant increases in car travel. In order to maximise the employment opportunities afforded to the site, an area in the southern part of the site is considered to be particularly suitable for small B1 starter units and incorporation of this into a proposal for the site will be sought. These should provide a useful function in the local economy by increasing the availability of alternative site options for local businesses, and addressing the recognised shortage of small- and medium-sized units in the Plan area.

9.40 Access to the site via a roundabout on the A38, south of the existing Chelston roundabout, is considered to provide the most acceptable solution in terms of highway safety. The various bus, cycle and pedestrian provision both within and off-site is important to minimise the car travel implications of the development. The majority of workers are likely to be drawn from Wellington and it is therefore important to ensure that travel by forms other than car is possible. These measures will contribute to the overall aim of the sustainable transport system in the town. A landscaping scheme should be incorporated to minimise the landscape impact of the development in the wider environment, to contribute to the overall design of the development and to ameliorate noise and nuisance that may arise from the industrial development.

9.41 Surface water from the development will discharge to watercourses which are liable to flood. A surface water attenuation scheme may need to be incorporated to ensure that there is no damaging impact elsewhere. Policy EN25 refers to the protection of the watercourses on the site. Development proposals should respect the watercourses and surrounding environment.

Chelston Business Park

W5 A site of 1.3 hectares north of Chelston Farm as shown on the proposals map is allocated as an extension of Chelston Business Park for Class B1 business and B8 warehousing development, provided that the design and landscaping minimise the impact on views from the south and west.

9.42 Chelston Business Park has made an important contribution to the local economy, but is now nearing completion within the currently permitted area. A further small extension is proposed, which has limited landscape impact.

Milverton Road

W6 A site of 0.8 hectare off Milverton Road as shown on the Proposals Map is allocated as an extension to the Lowmoor Industrial Estate for business, warehousing and industrial use, provided that:

(A) measures are taken to investigate any land contamination and remedial work undertaken as required; and

(B) development does not harm the residential amenity of nearby residential properties.

9.43 Land between the Lowmoor and Tone Industrial Estates is allocated for further employment development within Use Classes B1 - B8. The 0.8 hectare site is a parcel of overgrown land which was formerly associated with processing for the Fox

204 Brothers Company. Consequently it is likely that the site is contaminated and appropriate surveys will be necessary to assess the remedial measures needed for the site to be developed. The south-east corner of the site is directly adjacent to Lowmoor Cottage, which will limit the scope for B2 uses in that area. Landscaping along the southernmost and eastern boundaries will need to be retained and strengthened.

Retailing

9.44 Wellington town centre acts as an important focus for retail and commercial activity, serving the daily shopping requirements of its 13,000 population, in addition to the residents of the surrounding villages and hamlets. The town offers a good range of convenience and comparison goods, as well as service trades.

9.45 Wellington’s Primary Shopping Area is focussed along the western end of High Street and at Fore Street, where a number of national multiple retailers are found including Boots, WHSmith and Woolworths. The main Secondary Shopping Area is to be found at High Street, where a good range of service trades such as estate agents and travel agents, as well as independent specialist retailers, are located.

9.46 Wellington has been relatively unaffected by recent trends in national retailing. It has no major food store or retail warehousing. Instead, in terms of food retailers, it currently offers three medium size supermarkets, all of which are located within the town centre. These stores (all of which are operated by national multiple retailers) offer a good choice of convenience shopping. However, the lack of a major superstore has resulted in many people looking to Taunton to fulfill their weekly convenience shopping needs.

9.47 A good range of lower order comparison goods stores are to be found within the town centre. Goods sold include clothing, footwear, jewellery, toys, hobbies, variety stores, electrical, household goods, furniture, hardware and DIY. Such stores currently account for over 90 businesses within the town centre. The majority of these businesses are run by independent retailers. Indeed, only a few national multiple retailers are to be found within Wellington, reflecting the sub-regional dominance of Taunton.

9.48 As well as convenience and comparison goods, the town also offers a good range of service trades, including the major banks and building societies, as well as estate agents, restaurants and cafes.

9.49 Vacancy levels within the town centre are low. In 2003 figures indicated that, within the town centre, of a total of 172 retail units (Classes A1, A2 & A3), only 14 (8.0%) were vacant (Wellington Town Centre Survey, 2003, TDBC). Wellington is therefore trading at a healthy level. Its range of independent retailers adds significantly to its local identity, as well as to the character of the town centre.

9.50 The Borough Council will continue to monitor the health of the town centre. To help achieve this, a comprehensive survey is undertaken each year. This records all uses within the town centre, but is primarily aimed at collecting information relating to retail uses within the primary, secondary and tertiary shopping areas. A range of data is collected for each property, including occupier, use, type of goods sold and floorspace (refer to Chapter 20 - Monitoring).

205 Retail Policy Framework

9.51 PPG6 emphasises the importance of sustaining and enhancing the vitality and viability of town centres. The advice recognises that healthy town centres can help to foster civic pride and local identity, boost investor confidence and promote sustainable development. The strategy and objectives of the Local Plan reflect this important advice.

9.52 The Structure Plan recognises that Wellington should continue to function as an important location for shopping purposes. However, its policies emphasise that any new retail development must be of an appropriate scale, commensurate with the settlement’s strategic importance. Such a policy, taken together with the policies and proposals as set out below, will help to ensure that:

• the vitality and viability of Wellington town centre is sustained and enhanced; • accessible local shopping facilities are protected; and • proposals for new retail facilities have due regard to the appropriate tests as set out in PPG6.

9.53 The following policies should be read in conjunction with the general retail policies as set out within the Economy Chapter.

Primary Shopping Area

W7 Within the Primary Shopping Area, proposals for the conversion of shops to other uses at ground floor level or the provision of non-retail units at ground floor level by new build or refurbishment will not be permitted unless:

(A) the proposal would contribute towards sustaining and enhancing the vitality and viability of the Primary Shopping Area; and

(B) the retail function of the immediate area will not be undermined by the increased proportion of non-retail uses; or

(C) the conversion ensures the restoration or rehabilitation of a listed building which is currently in a poor state of repair and which has remained vacant for a significant period of time. Applicants will be required to demonstrate that any such property has been actively marketed for retail use.

9.54 A Primary Shopping Area has been defined within Wellington Town Centre where it will be the Council’s aim to maintain a high proportion of retail uses, and in particular those uses within Class A1 of the Use Classes Order. As defined, the Primary Shopping Area (at ground floor level) currently contains 86 units, of which 57 (66.3%) are Class A1 uses, 20 (23.3%) are Class A2 and A3 uses, 5 (5.8%) are other uses, and 4 (4.6%) are vacant (figures derived from TDBC survey undertaken during the summer of 2003).

9.55 However, there may be circumstances where the conversion of a shop within the defined Primary Shopping Area to another use will be permitted; for example, the conversion of a listed building to ensure its rehabilitation, or the introduction of new restaurant or leisure facilities. Consequently, in order to provide flexibility, it is considered that to preclude all uses other than Class A1 would be inappropriate.

206 9.56 Criterion (A) seeks to permit uses other than Class A1 which will contribute towards the vitality and viability of the Primary Shopping Area. Such uses will need to demonstrate that they are complementary to the core shopping area, by reason of:

• creating beneficial diversity (a use which shoppers and/or visitors are likely to be attracted to as part of a general shopping or tourist trip); • providing visual interest (quality frontages and display area); and • generating significant pedestrian footfall throughout core shopping hours (at least similar to that generated by prime location Class A1 uses).

Appropriate uses will include restaurants, cafes, snack bars and leisure facilities (excluding amusement centres). All proposals for uses other than Class A1 will be need to be supported by a statement which details how the proposed activity complies with the requirements of this policy.

9.57 There may be cases where the Borough Council will be willing to permit the introduction of a certain activity within a particular use class (for example, banks - Class A2), but not allow others within the same use class (for example, professional offices - Class A2). In such circumstances the Borough Council will impose conditions which determine those uses within the appropriate use class that will not be permitted. In some situations it may also be necessary to impose restrictions over changes of use which would otherwise be ‘permitted development’ under the provisions of the GPDO. These are detailed in policy W8.

9.58 Notwithstanding the above, it is important to maintain and support the principal shopping function of the Primary Shopping Area, hence the requirements of criterion (B). Proliferation of non-retail uses can seriously fragment shopping frontages, damage pedestrian circulation, undermine the scale of retail activity and ultimately change the character of the shopping centre. The Borough Council will have regard to such concerns when dealing with any proposed uses other than Class A1, and will refuse planning permission where it can demonstrate an adverse impact. As a general rule, the Borough Council will seek to prevent the establishment of more than two adjoining non-Class A1 units at ground floor level.

9.59 Amusement centres are not considered an appropriate use for the Primary Shopping Area, given their tendency to generate noise and general disturbance. As a general rule, such facilities will be directed towards the secondary shopping areas. However, it is recognised that there is a variety of amusement centres, and that each case will need to be considered on its merits. In considering all proposals, the Borough Council will have regard to specific advice within PPG6 (Annex D).

9.60 Criterion (C) seeks to secure the restoration and rehabilitation of listed buildings which may have been vacant for significant periods of time. The preference will be on securing Class A1 uses. However, if it can be demonstrated that the building has been actively marketed for A1 uses without any success, then consideration can be given to the appropriateness of uses other than A1 (including those which would normally be prevented through the application of criterion (A)).

9.61 In considering all proposals for non-Class A1 uses within the Primary Shopping Area, the Borough Council will have regard to the results of ongoing monitoring activity which seeks to continually appraise the overall vitality and viability of the town centre (refer to paragraph 9.50).

9.62 Policy W10 and supporting text provide more detail as to the overall aim of creating diversity of use within the wider town centre environment.

207

9.63 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the design of new shopfronts (policy EC16) and security grilles (policy EC17) will be major considerations in this location. Living Over The Shop (LOTS) initiatives have much to contribute to the vitality and viability of town centres. Opportunities within the Primary Shopping Area will be actively investigated. The provisions of policy EC18 apply.

Restrictions on Change of Use from Food and Drink Establishments

W8 Where an over-representation of financial and professional service uses threatens the vitality and viability of the Primary Shopping Area, the determination of any application for a Class A3 (food and drink) use will be subject to a condition requiring planning permission to be obtained for any future change of use of the property to activities within Class A2 (financial and professional services).

9.64 There may be occasions where the Borough Council will wish to permit a Class A3 use (food and drink) within the Primary Shopping Area. In such circumstances the Borough Council may wish to apply a restrictive condition, preventing the change of use from Class A3 to Class A2 (financial and professional services). The General Permitted Development Order 1995 normally enables the change of use from Class A3 to Class A2 without the need for planning permission. The decision to apply a restrictive condition (and thus remove the provisions of the GPDO) will be dependent upon:

• the perceived overall health (good or poor) of the Primary Shopping Area; and • an assessment of the effects (positive or negative) of introducing further Class A2 uses within the Primary Shopping Area.

9.65 Such a cautious approach is justified in an area where it is essential to maintain the vitality and viability of the core shopping area of the town centre. Where such conditions are applied, any future proposal to convert the premises from Class A3 to Class A2 will be considered in accordance with the provisions of policy W7.

Secondary Shopping Areas

W9 Within the defined ground floor frontage of the Secondary Shopping Areas, proposals for additional or enhanced retail facilities will be permitted. Permission will also be granted to other uses which:

(A) are appropriate and complementary to a town centre location; and

(B) generate customer activity; and

(C) retain commercial frontage.

Such uses will include those within Classes A2 and A3 of the Use Classes Order.

9.66 Secondary Shopping Areas have been defined by frontage within Wellington Town Centre, where it will be the Council’s aim to support new retail facilities and allow flexibility for other complementary uses. Within the Secondary Shopping Areas, diversification has the most to contribute towards town centre vitality and viability.

208 9.67 Within the town centre, Secondary Shopping Areas are those areas which naturally extend beyond the prime retail frontage. They tend to be dominated by retailers, but in fact a wide variety of uses are to be found, including estate agents, restaurants, hot food takeaways, doctors’ surgeries, amusement centres, and leisure facilities. Secondary Shopping Areas fluctuate according to the health of the local and national economy, tending to have a higher proportion of Class A1 uses during periods of economic growth, whilst having higher levels of other uses and vacancies during periods of recession. However, within the Secondary Shopping Areas, vacancy levels are always significantly higher than is found within the Primary Shopping Areas. Secondary Shopping Areas complement the range of goods to be found within the Primary Shopping Areas, and also tend to serve the daily needs of those residential areas within and on the periphery of the town centre.

9.68 It is important to maintain the health of these areas. Consequently, proposals for new or enhanced Class A1 retail facilities will be permitted. However, it is important to recognise that other uses look to locate within these areas and, in the interest of promoting vitality and viability, should continue to do so. The majority of non-A1 uses that are appropriate to Secondary Shopping Areas fall within Classes A2 (financial and professional services) and A3 (food and drink) of the Use Classes Order. However, any use that adds to diversity, creates interest and generates increased footfall should be permitted. Such uses will include, amongst others, amusement centres, launderettes, hotels, arts, and leisure facilities. However, uses which result in a loss of commercial frontage and pedestrian activity, such as housing or Class B1 offices, will not be permitted.

9.69 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the design of new shopfronts (policy EC16) and security grilles (policy EC17) will be major considerations in these locations. Living Over The Shop (LOTS) initiatives have much to contribute to the vitality and viability of town centres. Opportunities within the Secondary Shopping Areas will be actively investigated. The provisions of policy EC18 apply.

Complementary Uses within the Town Centre

W10 Proposals which complement the existing range of shopping facilities and create diversity and interest in the town centre will be permitted. Such uses include restaurants, cafés, public houses, leisure and arts facilities.

9.70 PPG6 emphasises the importance of a mix of appropriate uses within the town centre in order to maintain and enhance vitality and viability. Indeed, it is essential that different but complementary uses are supported, making town centres more attractive to local residents, shoppers and visitors. Such an approach is equally valid within the Primary Shopping Area, although it is essential to recognise and support its main shopping function. Proposals in this area will need to be carefully assessed in order to judge whether they will complement or threaten the key retail function. The policy supports the aims of criterion (A) of policy W7. Policy W9 (Secondary Shopping Areas) and general policies S1 and S2 are also relevant.

9.71 For the purposes of this policy (and that of policy EC10), the town centre is defined according to appropriate easy walking distance from the Primary Shopping Area and/or central bus stops. For Class A3 uses such as restaurants, this is likely to be within 200 metres of the Primary Shopping Area. For other uses, such as leisure and arts facilities, a wider definition may be used reflecting the increased distance which people may be prepared to walk to reach such facilities. In such cases, a

209 distance of 200-500 metres from the Primary Shopping Area and/or public transport stops may be appropriate. Each case will be judged on its merits.

Local Shopping

9.72 Rockwell Green is approximately 1 kilometre west of Wellington town centre, and is defined as an associated settlement in policy W1. In the interests of reducing travel requirements it is important to protect the availability of shopping facilities within Rockwell Green. However, the current range of shops and services within the settlement are scattered and, as a consequence, it is not possible to actually identify a ‘local centre’, the vitality and viability of which could be protected. Instead, the application of policy EC12 will ensure that adequate protection is given to an availability of local service facilities, including shops.

9.73 Policies EC11 and EC15 outline the approach for the consideration of individual proposals for the improvement and enhancement of shopping facilities within the associated settlements.

Town Centre Uses

W11 Within Wellington town centre, mixed-use developments will be permitted on sites at Bulford (0.8 hectare) and High Street (0.9 hectare) as shown on the Proposals Map. Permitted uses will include retailing, food and drink, offices, leisure, entertainment and health care facilities.

Development will be permitted provided that:

(A) where residential uses are proposed as part of a mixed-use commercial/residential scheme, environmental conditions are suitable for new and adjoining residents;

(B) the total net convenience goods floorspace in Wellington, including new developments, does not exceed 2700 square metres;

(C) provision is made for the continued rear servicing of properties on Fore Street, South Street and High Street, and servicing improvements are facilitated;

(D) adequate provision is made for access, servicing and car parking, including short-stay town centre parking;

(E) improved pedestrian access to Fore Street, South Street and High Street is facilitated;

(F) the character of the conservation area and settings of adjoining listed buildings are preserved or enhanced;

(G) an archaeological survey is undertaken, together with (if required) excavation and/or evaluation of the deposits identified.

In association with the development, the following will be sought:

(H) contributions towards both necessary and related off-site works required to improve highway safety within the vicinity of the site, as well as contributions towards related elements of the

210 Wellington Transport Strategy, the implementation of which will improve the overall accessibility of the site. This will primarily involve measures to improve cycle accessibility within the town centre, but may also include other elements of the Strategy.

Bulford

9.74 The Bulford site consists of a Medical Centre (including an associated pharmacy) and a Borough Council owned public car park (97 spaces). The Trustees of the Medical Centre have made it known that they require a new, substantially larger, medical facility to enable them to provide the range and quality of services now expected by patients. In order to help fund this they are willing to make their current site available for redevelopment. Their new facility could be within new premises as part of the redevelopment of the site (eg, at first floor level above new retail facilities) or at another site within the town.

9.75 The site is situated to the rear of the Fore Street Primary Shopping Area, with vehicular access being gained via South Street/Bulford. From the town centre, pedestrian access to the site can be gained via footpaths leading from Fore Street and South Street. Both routes are in need of improvement (criterion (E)). In the case of Fore Street, the possibility of providing a new improved pedestrian link consistent with conservation objectives should be considered. Both routes should be welcoming from a visual perspective, as well as being safe and convenient.

9.76 It may be possible to increase the site area by including adjoining land at the rear of properties on Fore Street, subject to amenity, highway, conservation and archaeological considerations.

9.77 The site is ideal for retail development, being located adjacent to the Primary Shopping Area. Other town centre uses will also be appropriate including offices, leisure and entertainment. Retention of the care facilities (ideally to be included as part of a mixed-use redevelopment scheme which incorporates a significant element of retail provision) would also be acceptable. Residential uses will be encouraged and supported with any scheme. The Borough Council will adopt a positive approach to schemes which seek to incorporate both a horizontal and vertical mix of uses, subject to appropriate design and conservation considerations. The site is large enough to accommodate a new supermarket of the size needed to enhance the town centre’s food retailing facilities, and to meet retailers’ known requirements (refer to paragraph 4.44). It is one of two opportunities for new retail development within the town centre.

9.78 The site is in close proximity to an area of environmental quality and historic significance, adjoining a number of listed buildings along Fore Street and South Street, as well as the Wellington Town Centre Conservation Area. These factors will necessitate a redevelopment scheme of appropriate scale, massing and quality design (criterion (F)). A design statement will be required in support of any planning application.

9.79 In order to avoid pedestrian and vehicular conflict, it will be a requirement of the scheme to facilitate the continued rear servicing of commercial and residential properties on Fore Street and South Street (criterion (C)). Criterion (E) of policy EC12 also applies.

9.80 The site is within a designated Area of High Archaeological Potential (AHAP). Research by English Heritage (as part of the Extensive Urban Survey) has shown that this site is located in an area where Saxon and medieval occupation took

211 place. Accordingly, an archaeological evaluation of the site will be required before the granting of planning permission, to indicate the presence, extent, nature and date of any deposits (and to identify measures to mitigate the effects of the development on any deposits found). Applicants are advised to seek the advice of the County Archaeologist.

9.81 The western boundary of the site contains a number of semi-mature trees which are protected by tree preservation orders. These trees are of significant amenity value, and provide a useful screen between the site and the existing housing. Accordingly, they should be protected as part of any redevelopment proposal.

9.82 Maintaining a good supply of convenient and accessible short stay shopper/visitor car parking facilities is a key element which contributes towards sustaining and enhancing the vitality and viability of town centres. The Bulford car park is one of the most popular shopper’s car parks in Wellington. It is essential to ensure that such provision will at least be replaced in full as part of the redevelopment proposal. Accordingly, the Borough Council will impose conditions which ensure the availability of car parking on the redeveloped site to serve a dual purpose, namely to facilitate car parking for both the new facilities and the town centre generally (criterion (D)). Such an approach is in accordance with advice contained within PPG6 (paragraph 2.31). The overall amount of car parking required (over and above the existing provision) will vary according to the nature of the proposal, and will be examined within the necessary Transport Assessment.

9.83 The proposal will generate increased journeys to this part of the town centre. This has two implications. Firstly, for reasons of highway safety, it will be essential to ensure that surrounding road junctions are safe for vehicles, pedestrians and cyclists. A Transport Assessment will be required to assess this issue in more detail. Contributions will be sought toward those junctions which require improvements as a result of the development. Secondly, to promote sustainable development and sustainable lifestyles, the Wellington Transport Strategy aims to improve accessibility for modes of travel other than the car. The Borough Council acknowledges that the site, being within the town centre, is in a highly accessible location. However, access to the site (and the town centre generally) is in need of improvement. Policies M1-M3 seek to ensure that access is made as convenient as possible, for pedestrians, cyclists and those reliant upon public transport. Without such measures, car trips within the vicinity of proposed town centre development sites could increase unacceptably. Accordingly, criterion (H) will require any scheme to contribute towards proposals for greater cycle accessibility within the town centre and, possibly, measures to facilitate convenient access to the site by public transport. Details of the cycleway proposals are identified on the Proposals Map. Ultimately, the scale of contribution will be dependent upon the impact of the scheme in terms of trip generation, over and above that generated by the existing permitted use. The development will be required to provide secure cycle parking facilities within the site. The Borough Council will only permit a level of staff car parking which is in line with the requirements of policies M1-M3.

9.84 The Borough Council will be mindful of the impact of any development on the amenities of adjoining and nearby residential properties. Accordingly, the provisions of policy S1 apply.

High Street

9.85 The High Street site consists of an existing supermarket and associated car park (42-46 High Street). Adjoining this is a large area of vacant open land which was formerly used as a garden centre, although a small part of it is currently being used

212 for open car sales. Included within the allocation are numbers 38 and 40 High Street (the buildings of which should be retained), as well as the largely overgrown and disused rear gardens to numbers 32-36 High Street.

9.86 The site adjoins the Secondary Shopping Area. Vehicular access is gained from Scotts Lane (via South Street, Buckwell or Priory). From the town centre, pedestrian access to the site can be gained via a footpath leading from High Street (adjoining the supermarket). This route is in need of improvement (criterion (E)). The improved route should be welcoming from a visual perspective, as well as being safe and convenient.

9.87 The Borough Council will consider proposals to include adjoining land as part of any redevelopment proposal, subject to amenity, highway, conservation and archaeological considerations.

9.88 The site is well suited for retail development. Other town centre uses will also be appropriate, including offices, leisure, entertainment and health care facilities (ideally to be included as part of a mixed-use redevelopment scheme which incorporates a significant element of retail provision). Residential uses will be encouraged and supported with any scheme. The Borough Council will adopt a positive approach to schemes that seek to incorporate both a horizontal and vertical mix of uses, subject to appropriate design and conservation considerations. The site is large enough to accommodate a new supermarket of the size needed to enhance the town centre’s food retailing facilities, and meet retailers’ known requirements (refer to paragraph 4.44). It is one of two opportunities for new retail development within the town centre.

9.89 The site is in close proximity to an area of environmental quality and historic significance, adjoining a number of listed buildings along High Street, as well as the Wellington Town Centre Conservation Area. These factors will necessitate a redevelopment scheme of appropriate scale, massing and quality design (criterion (F)). A design statement will be required in support of any planning application. The supermarket building (42-46 High Street) is of no architectural or historic merit. Accordingly, the Borough Council will permit its demolition as part of any redevelopment proposal. This will assist with providing vehicular access to High Street and/or a redeveloped street frontage, as well as improved pedestrian access (criterion (E)). The adjoining vacant buildings to the west (38-40 High Street) are not listed but should be retained. They consist of a nineteenth century facade hiding a much earlier building. Ideally, these buildings should be incorporated within any redevelopment proposals.

9.90 In order to avoid pedestrian and vehicular conflict, it will be a requirement of the scheme to facilitate the continued rear servicing of commercial and residential properties on High Street (criterion (C)). Criterion (E) of policy EC12 also applies.

9.91 The site is within a designated Area of High Archaeological Potential (AHAP). Research by English Heritage (as part of the Extensive Urban Survey) identifies the site as significant, possibly containing important archaeological remains associated with medieval burgage plots. These may include domestic refuse pits as well as possibly domestic and industrial structures. Accordingly, an archaeological evaluation of the site will be required before the granting of planning permission, to indicate the presence, extent, nature and date of any deposits (and identify measures to mitigate the effects of the development on any deposits found - criterion (G)). Applicants are advised to seek the advice of the County Archaeologist.

213 9.92 The site is currently devoid of any tree cover. A landscaping scheme will be required which will help to enhance this area of the town centre, and provide an improved visual buffer between the conservation area and the industrial units to the south-east.

9.93 Providing a good supply of convenient and accessible short-stay shopper/visitor car parking facilities is a key element that contributes towards sustaining and enhancing the vitality and viability of town centres. The current car park serving the supermarket is important, as it enables shoppers to undertake linked convenience/comparison shopping trips within the town centre. To ensure the continued benefit of this facility, the Borough Council will impose conditions which ensure the availability of car parking on the redeveloped site to serve a dual purpose, namely: to facilitate car parking for the new facilities and the town centre generally (criterion (D)). Such an approach is in accordance with advice contained within PPG6 (paragraph 2.31). The overall amount of car parking required (over and above the existing provision) will vary according to the nature of the proposal, and will be examined within the required Transport Assessment.

9.94 The proposal will potentially generate increased journeys to this part of the town centre. This has two implications. Firstly, for reasons of highway safety, it will be essential to ensure that surrounding road junctions are safe for vehicles, pedestrians and cyclists. A Transport Assessment will be required to assess this issue in more detail. Contributions will be sought towards junction improvements that may be required as a result of the development. Secondly, to promote sustainable development and sustainable lifestyles, the Wellington Transport Strategy aims to improve accessibility for modes of travel other than the car. The Borough Council acknowledges that the site, being within the town centre, is in a highly accessible location. However, access to the site (and the town centre generally) is in need of improvement. Policies M1-M3 seek to ensure that access is made as convenient as possible, for pedestrians, cyclists and those reliant upon public transport. Without such measures, car trips within the vicinity of proposed town centre development sites could increase unacceptably. Accordingly, criterion (H) will require any scheme to contribute towards proposals for greater cycle accessibility within the town centre and, possibly, measures to facilitate convenient access to the site by public transport. Details of the cycleway proposals are identified on the Proposals Map. Ultimately, the scale of contribution will be dependent upon the impact of the scheme in terms of trip generation, over and above that generated by the existing permitted use. The development will be required to provide secure cycle parking facilities within the site. The Borough Council will only permit a level of staff car parking which is in line with the requirements of policies M1-M3.

9.95 The Borough Council will be mindful of the impact of any development on the amenities of adjoining and nearby residential properties. Accordingly, the provisions of policy S1 apply.

Office Development

W12 Within or adjacent to the commercial area of Wellington town centre, proposals for offices will be acceptable provided that:

(A) the gross floor area of the development does not exceed 600 square metres; (B) they do not result in the loss of ground floor retail frontage within the Primary or Secondary Shopping Areas; and

214 (C) where appropriate, their design preserves or enhances the character of the conservation area and adjoining listed buildings.

9.96 The ‘sequential test’ recommended in PPG6 requires that major office development is directed to Taunton town centre. However, small-scale office development will be permitted in the centre of Wellington where it would be accessible from the town and its dependent rural areas without total reliance on car travel. The definition of ‘small-scale’ is set out in paragraph 4.68.

ENVIRONMENT AND CONSERVATION

Historic Built Environment

9.97 Wellington is classified in the Structure Plan as an Outstanding Heritage Settlement. The form and structure of central Wellington has grown around the characteristic medieval burgage plots fronting Fore Street and High Street. The majority of this historic core is designated as a conservation area, which extends along High Street, North Street, South Street and Fore Street stretching into Mantle Street. Development within the Conservation Area should preserve or enhance its character in line with policy EN14.

9.98 The Conservation Area contains many of Wellington’s most important buildings of historic and architectural interest. The preservation of their special character, and that of other listed buildings situated outside the Conservation Area, is addressed in policy EN16.

9.99 An extensive area in the centre of Wellington is identified as an Area of High Archaeological Potential (AHAP). This covers the historic core of the town within which there are thought to be considerable undiscovered archaeological remains (policy EN23 refers). Additionally, there are eight County Archaeological Sites in and around Wellington, including St John’s Church and Churchyard, Tonedale Mill and the Grand Western Canal.

9.100 The medieval pattern of long, narrow burgage plots is still preserved behind the premises in High Street and, to a lesser extent, behind Fore Street. Many of the remaining boundary walls are brick and stone and contribute to the scale and character of the area. Though the walls themselves do not date from this period they maintain an historic feature which should be recognised when proposals that affect them are considered. The aim of policy W13 is to ensure that as far as possible the pattern of burgage plots is retained in development proposals on land to the rear of High Street and Fore Street.

W13 Proposals for the development of land behind premises in High Street and Fore Street should retain as much as possible of the existing burgage patterns.

Landscape

9.101 A green wedge of open land has previously been designated between Wellington and Rockwell Green. The boundaries are shown on the Proposals Map. It is proposed that the Green Wedge will continue to be protected under policy EN13, where development will be restricted to proposals which retain the open character of the area. This area is a high quality landscape that not only has value for farming, leisure and wildlife but also provides an attractive visual and physical gap between Wellington and the associated settlements of Rockwell Green and Westford, helping to preserve their separate identity.

215 9.102 Within the Green Wedge, Foxdown Hill/The Cleve and Linden Hill are identified as Special Landscape Features. These are features within the landscape which make an important contribution to the character of the surrounding area and are protected from harmful development by policy EN11. Foxdown Hill dominates the centre of the Green Wedge and is very prominent in the local landscape, particularly when viewed from the north-western part of the town. Linden Hill is a spur of higher land which runs from the north of Lower Westford and provides visual enclosure on the northern side of the Green Wedge.

Approach Routes into Wellington

W14 Development which would harm the landscape setting of approach routes into Wellington will not be permitted.

9.103 The setting of approach routes into Wellington should be safeguarded to maintain the attractive image of the town. Examples include Taunton Road from the east, Exeter Road from the west, and Milverton Road from the north. Measures to enhance the setting of such routes will be supported.

Nature Conservation

9.104 There are several County Wildlife Sites in and around Wellington which will be protected under policy EN3 and are identified on the Proposals Map. Two sites which are of particular wildlife importance, at Wellington Basins and a pond near Swains Lane, have been designated as Local Nature Reserves whilst a third, at Winsbeer, is currently under negotiation with the landowner.

COMMUNITY

9.105 Wellington has a wide range of community facilities, including several schools, a library, cinema and museum. In addition, there are a variety of playing fields and sporting facilities, including Wellington Sports Centre. Indeed, much of the built up area is characterised by parks, playing fields and other areas of open space, such as allotments, which are identified on the Proposals Map and are protected from harmful development by policies C3 and/or EN24. All leisure and community facilities are important to the population of Wellington and surrounding area, and the Council will seek to protect and enhance them.

9.106 In addition, the route of the Grand Western Canal between Taunton and Tiverton passes to the north of Wellington. As well as being a valuable wildlife corridor, the route of the canal forms part of the long distance West Deane Way footpath, and provides a recreational asset for both local residents and visitors. Policies C6 and C8 ensure that the potential of the canal route for use as a footpath or cycleway is protected.

Sewage Treatment Works

W15 Land is allocated for an extension to the Wellington Sewage Treatment Works.

9.107 Wessex Water Plc advise that the existing sewage treatment works is nearing its capacity, and further growth in the Wellington area will soon lead to the need for additional capacity. Accordingly, an area for the future expansion of the works is shown on the Proposals Map and this will be protected from alternative developments. Wessex Water will fund any necessary improvement from its own resources. The improvements will be timed to ensure that proposed developments are not delayed by the lack of sufficient treatment capacity.

216 CHAPTER 10 BISHOPS LYDEARD

Background

10.1 Bishops Lydeard is a rural centre which serves as a focal point for economic and social activity for its rural hinterland. The Structure Plan defines Bishops Lydeard as an Outstanding Heritage Settlement. The village straddles the boundary between the Landscape Character Areas of the High Vale to the north and Low Vale to the south. The older part of the village is designated as a conservation area and is linear in character, centred around the road to Cothelstone. Buildings are constructed from local red sandstone with slate roofs, and many are listed. To the west and south of Bishops Lydeard are open areas of floodplain. These areas provide an important setting to the village. To the west of the village, the A358 separates Bishops Lydeard from Greenway, an estate considered to be part of Bishops Lydeard, linked by an underpass.

10.2 Bishops Lydeard has a primary school, village hall, post office, two churches, four public houses, library, health centre (and chemist), veterinary centre and a good range of shops. These services, in addition to a number of small businesses, the West Somerset Railway and the Broadgauge Business Park, provide a range of local employment opportunities. There is a frequent bus service between Bishops Lydeard and Taunton.

Housing

10.3 Bishops Lydeard’s function as a rural centre points to its suitability for some future growth. However, to accord with the principles of sustainable development, such growth needs to be limited to that which will support social and economic viability, and which will protect and enhance environmental quality. To comply with such criteria, only one relatively small housing allocation is proposed. This allocation will help to deliver a range of housing types, in addition to securing environmental improvements. Changing social circumstances (the trend towards smaller household sizes) will eventually result in a declining rural centre population. This will lead to a social imbalance, as only those locals who can afford to buy will stay. Such problems are already apparent. Figures obtained from the Housing Register (August 2001) indicated that within the parish of Bishops Lydeard and Cothelstone, there were at least 17 households in housing need. Income figures further suggest that about one quarter of households have annual gross income below £10,000 (2000 figures) and are therefore unlikely to be able to enter the housing market. Accordingly, the allocated sites should contribute to meeting these local needs in accordance with policy H9 and Government advice on affordable housing. This will be achieved through the delivery of a high-density development, coupled with a specific requirement for affordable housing. In addition, it will help to secure environmental improvements, as well as to provide additional limited support to local services.

BL1 A site of 0.8 hectare at Gore Farm as shown on the Proposals Map is allocated for no less than 20 dwellings, provided that:

(A) the proposed scheme design respects the setting of the conservation area;

(B) appropriate alternative uses are found for the traditional farm buildings which are to be retained; and

217 (C) a landscaping scheme is incorporated within the scheme design.

In association with the development, the following will be sought:

(D) affordable housing provision in accordance with policies H9 and H10;

(E) an archaeological survey; and

(F) improvements to the pedestrian network to secure improved linkages with village facilities.

10.4 The allocation at Gore Farm has been carried forward from the West Deane Local Plan. It is partially within the conservation area, and also the Area of High Archaeological Potential. Consequently, an archaeological investigation will be required. The traditional barns, which are to remain, are likely to be suitable for residential conversions, so an appropriate scheme will need to be designed to take these considerations into account. Provision of open space will be required, the most suitable form of which is likely to be a small children’s play area. The landscaping scheme will need to improve the screening of the site as viewed from the A358. Affordable housing will be sought in accordance with the provisions of policies H9 and H10 to meet the identified local housing need set out in paragraph 10.3. The site is not considered to have unusual costs associated with it, and is reasonably well located for local services and public transport facilities. Accordingly, the Borough Council considers that some 30% of the dwellings to be built should be affordable, in accordance with the definition in paragraph 3.42 of the Housing chapter. To meet the identified need, the priority will be the incorporation of social rented housing. The site is poorly located for pedestrians, with the absence of any footpath connecting to the site. Consequently, there is a need to secure convenient/safe pedestrian access to local facilities. This could involve the introduction of pedestrian crossing points and/or an extension of the footpath network. Given the sensitive location of the site with respect to the open areas to the west, the requirements of policy EN34 regarding external lighting will need to be carefully considered.

BL2 New housing development will be restricted to small-scale developments, including infilling, within the defined settlement limits.

10.5 Other than on the allocated site, residential development will be restricted to small- scale development in character with the settlement, such as appropriate infilling, conversions and small groups of dwellings within the settlement limits.

Environment

BL3 The open areas west and south of Bishops Lydeard will be protected from development.

10.6 The open areas of floodplain west and south of Bishops Lydeard provide an important setting for the village, and are partially protected by inclusion in the conservation area and because they are largely outside the defined settlement limits. However, it is appropriate to protect them more directly from development by a specific policy.

BL4 Areas of environmental importance, shown on the Proposals Map, will be protected from development.

218 10.7 Some areas of Bishops Lydeard have the physical potential for infilling or small groups of houses, but are at present semi-open breaks in the settlement or back gardens, which are inappropriate for development. These areas will be protected from development.

219 CHAPTER 11 CORFE

Background

11.1 Corfe is at the foot of the Blackdowns scarp, partly within the Blackdown Hills AONB. It is a linear village straddling the boundary between the Low Vale and Limestone Scarp Landscape Character Areas.

11.2 It has a conservation area with a number of listed buildings. The principal building materials are local chert, blue lias and white lias, with slate and clay tile roofs. There are several Important Tree Groups and areas to be protected from development.

11.3 Services include a village hall, public house, playing field and children’s play area. There is a limited shoppers’ bus service to Taunton.

Housing

CO1 A site of 0.4 hectare is proposed for at least six dwellings at Corfe Farm, to comprise sensitive conversion of the farmhouse and associated traditional outbuildings, plus redevelopment of the large dilapidated agricultural buildings to the rear, provided that:

(A) the design, materials and layout reflect those of the traditional farm buildings on site and respect the character of the conservation area; and

(B) sensitive planting is provided along the northern boundary to soften and enhance the development.

11.4 Corfe enjoys close proximity and good accessibility to Taunton, and would benefit from a small amount of development to help to support facilities like the public house and village hall, thus maintaining its social and economic viability. The proposed development in policy CO1 would achieve this.

11.5 The development will help to secure the future of the attractive lias and chert stone farmhouse, and the associated outbuildings in traditional materials, at Corfe Farm. They enjoy a prominent position at the western entrance to the village, within a conservation area. These buildings should be retained and incorporated within the scheme, which may involve sensitive conversion where necessary. The whole development must be sensitively designed to respect their appearance, materials, layout and setting. New buildings should be mainly confined to the site of the large, rather dilapidated wooden and corrugated iron agricultural buildings, which are unworthy of retention.

11.6 The existing access to the site should be used, and must not be made suburban in character but instead should be sensitively designed to maintain the rural character of the area. A good standard of landscaping is required. This should include sensitive landscaping along the north boundary to soften and enhance the development, but it should not obscure attractive views of the traditional farm buildings from the road.

CO2 Other than the site allocated in policy CO1, new housing at Corfe will be limited to infilling within the village limits.

11.7 Some limited opportunities remain for further infilling in the village without significant harm to its rural character.

220 CHAPTER 12 COTFORD ST LUKE

Background

12.1 Cotford St Luke is a new village which was allocated in the West Deane Local Plan, whose construction started in 1997. Outline planning permission exists for 600 dwellings subject to a planning obligation relating to layout, phasing and the provision of on- and off-site services and infrastructure.

12.2 The village is set within the Halse Water valley of the Vale of Taunton Deane, and is consequently very well screened from external views. A Development Guide was prepared, setting out detailed standards and requirements. Much emphasis is placed on the design and layout of the development, aiming to provide a rural, unique character based around traffic calmed roads and comprehensive cycling and pedestrian provision. Existing buildings, particularly the main complex, are being retained and incorporated in the village, including the large hall and church. The village services are also planned to include a small primary school, local shopping and leisure provision, and large areas of playing fields and public open space.

Capacity

CSL1 Development will be permitted in accordance with the agreed Development Guide and Master Plan for Cotford St Luke up to a limit of approximately 850 dwellings.

12.3 As development has progressed, it has become clear that the allocated area has the potential to accommodate considerably more dwellings than originally anticipated. This increase in numbers reflects the higher densities which have been sought, and ensures that the land allocated for development is being used efficiently. This will also help to improve the viability and cost effectiveness of the village services.

221 CHAPTER 13 CREECH ST MICHAEL AND CREECH HEATHFIELD

Background

13.1 For the purposes of this Plan, Creech St Michael and Creech Heathfield are to be considered as a single interdependent settlement, the limits of each being separated by a short distance. Indeed, Creech Heathfield (the smaller of the two) can be viewed as a dormitory settlement, with many residents reliant on Creech St Michael for their range of community facilities.

13.2 Creech St Michael is a relatively large village situated approximately three miles to the east of Taunton, beyond the route of the M5 motorway. The village is built on land that rises gently from the floodplain of the River Tone. The village straddles two Landscape Character Areas: the River Floodplain to the south and Low Vale to the north. The older part of the village is linear in character with a number of listed buildings. However, the majority of housing within the village consists of a number of post-1945 residential estates. From a townscape perspective, the canal, the River Tone and the mainline railway contribute key elements which help establish the varied character of this village. Other significant elements include the paper mill and the area immediately surrounding St Michael’s Parish Church.

13.3 Creech St Michael has a primary school, a village hall, a post office, two churches, two public houses, a doctors’ surgery and a small range of shops. These services, in addition to a number of small businesses located at Vicarage Lane and Creech Mill Estate, provide an element of local employment. There is a frequent bus service between Creech St Michael and Taunton.

13.4 Creech Heathfield is a smaller settlement situated immediately to the north of Creech St Michael. The gently undulating land immediately surrounding it is used for a mixture of grazing and arable farming. To the east, the Somerset Levels provide the landscape setting, while the North Curry Ridge is the dominant visual feature in the near distance. Creech Heathfield has been built on the east side of the main road from Creech St Michael and, to the passer by, appears as a short length of ribbon development. Most of the development is relatively modern in construction, with the majority of housing having been built since the Second World War. Older parts include Crown Lane with the seventeenth-century former Crown Inn, which is listed.

13.5 The only facilities to be found in Creech Heathfield are a hairdressing salon, a public phone box and a post box. There is a very limited bus service to and from Taunton.

Development Policies

13.6 A number of factors point to Creech St Michael’s suitability to accommodate a small amount of new development. These include the size of the village (one of the largest in the Borough), its close proximity to Taunton (with convenient access achievable via bus and cycle), and its excellent level of local services. Furthermore, following a comprehensive household survey, the Parish Council have acknowledged that the village could support a small amount of new development (up to 50 dwellings). However, to accord with the principles of sustainable development, new housing growth needs to be limited to that which will support social and economic viability, and which will protect and enhance environmental quality. To comply with such criteria, only one relatively small housing allocation is proposed. This allocation will help to deliver a range of housing types, in addition to securing environmental improvements. Changing social circumstances (the trend towards smaller household sizes) will eventually result in a declining village population. This will lead to a social imbalance, as only those locals who can afford to buy will stay. Such problems are

222 already apparent. Figures obtained from the housing register (1999) suggested that within the parish of Creech St Michael there were at least 16 households in housing need. Income figures further suggest that over one fifth of households have annual gross incomes below £10,000 (1995 figures), and are therefore unlikely to be able to enter the housing market. The allocation at Hyde Lane (policy CM1) is a modest amount of development which will help to counter such problems. This will be achieved through the delivery of high-density development, coupled with specific requirements for affordable housing. In addition, the allocation will help to secure environmental improvements, as well as to provide additional limited support to local services.

CM1 A site of 1.1 hectares at Hyde Lane as shown on the Proposals Map is allocated for not less than 35 houses, provided that:

(A) a landscaping scheme is provided, to incorporate the protection of existing boundary hedgerows;

(B) a single vehicular access/egress point is provided to the site; and

(C) an off-road footpath/cycleway is provided through the site, linking to the entrance of the recreation ground.

In association with the development the following will also be sought:

(D) the provision of a traffic calming scheme along the section of Hyde Lane which adjoins the site; and

(E) affordable housing provision in accordance with policies H9 and H10.

Development of the site shall not commence until the northern section of Hyde Lane between Hyde Lane Cottages and Brittons Ash has been closed to through traffic.

13.7 Land at Hyde Lane, west of the Primary School, has potential for a residential scheme consisting of a minimum of 35 dwellings. The site currently consists of two fields used for grazing, set in a predominantly rural setting to the west of the current built up area. A well-designed scheme in terms of layout, buildings and landscaping will be required to enable the smooth assimilation of this proposal into the rural setting. This should incorporate the protection of existing hedgerows which currently form a boundary to the site. Affordable housing will be sought in accordance with the provisions of policies H9 and H10 and Government advice on affordable housing to meet the identified local need set out in paragraph 13.6. The site is not considered to have unusual costs associated with it, and is reasonably well located for access to local services and public transport. Accordingly, the Borough Council considers that some 35% of the dwellings to be built should be affordable. To meet the identified need, the priority will be the incorporation of social rented housing.

13.8 Hyde Lane is unsatisfactory from a highway safety point of view, yet many residents of Creech St Michael use it as a route to and from the village. Development of the proposed site will undoubtedly lead to an increase in the volume of traffic using it, so it is important that appropriate measures are taken to reduce the level of risk, by reducing the volume and speed of traffic and achieving better segregation of cyclists and pedestrians from vehicular traffic. The most important of these is the closure to through traffic of the northern section of Hyde Lane, between Hyde Lane Cottages

223 and Brittons Ash. This is a prerequisite of the development. Ultimately, it is likely to be effected by construction of the realigned A38 in conjunction with the proposed major development site at Monkton Heathfield, although other means may be acceptable beforehand. It is also important that the development does not make the route more attractive to through traffic by improving its width and/or alignment. Consequently, only a single access point to the site will be permitted, preventing the formation of an improved through route. For reasons of highway safety, a traffic calming scheme will be required along the section of Hyde Lane which adjoins the site. In order to improve the overall safety of pedestrians and cyclists, and facilitate safe and convenient access to recreation facilities, an off-road foot and cycle path will be required through the site, linking to the entrance of the playing fields.

CM2 Other than on the site allocated in policy CM1, new housing development will be restricted to small-scale developments, including infilling, within the defined settlement limits.

13.9 Other than on the allocated site, residential development will be restricted to small- scale development in character with the settlement, such as appropriate infilling, conversions and small groups of dwellings within the settlement limits.

224 CHAPTER 14 HATCH BEAUCHAMP

Background

14.1 Hatch Beauchamp is set within the Fivehead Vale Landscape Character Area. The village has two distinct parts; the older, linear section along the Ilminster Road containing a number of listed buildings, and post-war estates off Station Road. Between them is a wedge of open land, including the Lady Alice Gore playing field. The village is bounded to the north by the disused, wooded railway cutting and the historic grounds of Hatch Court and Beauchamp House.

14.2 There are good levels of local facilities and employment, and a frequent bus service to Taunton.

Housing

HB1 Land west of Station Road is proposed for housing development.

14.3 The site is the remaining undeveloped portion of the East Deane Local Plan allocation. It has an approximate capacity of 5 dwellings.

14.4 There is scope for further limited development within the defined village limits.

Other Policies

HB2 The character and setting of Neroche View will be protected from inappropriate development. Proposals will not be permitted forward of the houses or on the protected open space.

14.5 The character of Neroche View, particularly numbers 3-12, is considered to be worthy of protection. The houses were laid out around a small green in the 1960s, and the unusual design is therefore protected by policy HB2.

14.6 The Inset Map defines Important Tree Groups, playing fields, environmental open spaces, a school reservation and the village limits, to which general policies apply.

225 CHAPTER 15 HENLADE

Background

15.1 Henlade is a small village straddling the busy A358 within the Low Vale Landscape Character Area. It comprises mainly modern ribbon development with a large concrete works to the east. There are several Important Tree Groups.

15.2 Services are limited to a post office/shop and a hotel, but a primary school and other facilities are less than a mile away in Ruishton.

Employment

HE1 A site of approximately 10 hectares is proposed for employment uses (Classes B2 and B8) east of Henlade Concrete Works, subject to the following:

(A) retail development will not be permitted;

(B) buildings are carefully designed and coloured to blend with their surroundings and minimise landscape impact;

(C) high quality landscaping in the form of a linear woodland is provided;

(D) a balancing pond designed and planted to benefit wildlife is provided; and

(E) access arrangements to the satisfaction of the Highway Authority are provided.

15.3 The Tarmac Concrete Works at Henlade, established before local government reorganisation in 1974, has been gradually extended over the years. There is extant planning permission (ref. 31/03/011) for industrial development on and adjoining the site, and new access arrangements, including a roundabout on the A358.

15.4 Policy HE1 proposes that the site be extended still further to provide 10 hectares of employment land, to include Class B2 (general industrial) and Class B8 (distribution) uses. Part of the site is liable to flooding, which reduces the developable area by 2.6 hectares. Access would be to the A358, either via the concrete works and roundabout as approved previously, or a suitable alternative if one is identified. In order to deliver the Local Plan strategy to meet Structure Plan employment land requirements, the Council is prepared to instigate the use of compulsory purchase procedures to gain vehicular access to the site. However, this will only be pursued as a last resort, after the means of negotiated agreement have been exhausted.

15.5 The site is allocated to provide a strategic, road-related site in line with the Local Plan strategy. With good access to the primary road network, the site should prove attractive to distribution uses. Its relative isolation also makes it suitable for general industrial development. The allocation will be restricted to these relatively low-density employment uses (Classes B2 and B8) to safeguard against a significant increase in car travel. The inclusion of high-density employment development would not be in line with national advice or the Local Plan strategy, because of the site’s relative lack of public transport access. It will provide significant local employment opportunities which will enhance the economic well-being of Henlade and Ruishton.

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15.6 The developer will be required to provide a Transport Assessment (TA). A capacity analysis of Junction 25 of the M5 shall be undertaken as part of the TA. The TA should examine the existing accessibility of the site by public transport and cycle. If it is found to be deficient, the developer will be required to provide measures to achieve required levels of accessibility by these modes.

15.7 The existing permission does not appear to be financially viable because of the high cost of the approved access requirements. The Local Plan allocation on the adjoining land will help spread the cost and assist the viability of development. The Borough Council is also willing to consider alternative access solutions to assist the viability of implementation, if any can be found which satisfy the requirements of the Highway Authority.

15.8 Consistent with PPG6, ‘Town Centres and Retail Development’ (paragraph 3.23), PPG13, and the Local Plan strategy, proposals for retail development on the site, particularly retail warehousing, will not be permitted.

15.9 The proposal would have minimal landscape impact; a slight impact on views being balanced by hiding the existing concrete works behind better-camouflaged buildings and landscaping. No existing landscape designation would be affected. Screen planting in the form of strong linear woodland will be provided along the southern, eastern and northern boundaries. The planting should be on a low mound and include species appropriate to the Low Vale Landscape Character Area as recommended in the Deane Tree Plan. It would enhance existing screening of the site, and help protect both the setting of the Chard Canal (an archaeological site of county importance) and the wildlife of the existing hedges and stream.

15.10 The site includes an area identified as liable to flood. Any development proposal must therefore be accompanied by a Flood Risk Assessment. A balancing pond should be provided by the developer to control the rate of surface water discharge to the adjoining stream. Its precise design and siting, which will be outside of the flood risk area, shall be agreed by the Council following consultation with the Environment Agency. The required planting associated with the pond shall consist of native aquatic plants to provide a wildlife habitat and shall be agreed following consultation with the Somerset Wildlife Trust.

15.11 The site’s relative isolation should help to minimise potential noise problems, but applications will be required to conform with policy S1 regarding noise and other nuisances, and incorporate any necessary mitigation measures. The Council’s Environmental Protection Unit should be consulted.

227 CHAPTER 16 KINGSTON ST MARY

Background

16.1 Kingston St Mary nestles at the foot of the Quantocks, where two streams from the hills meet. The village straddles the boundary between the Landscape Character Areas of the Quantocks to the north and Low Vale to the south.

16.2 Kingston St Mary is nucleated in form, with development tightly clustered within the historic core of the village, with more recent development on the fringes.

16.3 The quality of the local environment is the major feature of Kingston St Mary, and the northern part of the village is within the Quantock Hills Area of Outstanding Natural Beauty. The majority of the village is within a conservation area, the boundaries of which also coincide with the boundary of an Area of High Archaeological Potential. There are a number of listed buildings within the village, including most notably the Church of St Mary (a grade 1 listed church dating from the thirteenth century) and Kingston Manor (grade 2*). Hill Farm farmhouse is also listed (grade 2) but in a poor state of repair. It occupies a prominent position astride the northern entrance to the village. There are several Important Tree Groups which help to define the character of the village. The most substantial groupings are found within the grounds of The Grange and adjoining the road towards Buncombe. Many groupings (and individual specimens) are protected by Tree Preservation Orders.

16.4 Kingston St Mary has a reasonable level of local services, with a primary school, village hall, public house, church, part-time post office and a garage. A regular weekday bus service runs to Taunton, although there are no services at the weekend.

New Development

16.5 A number of factors point to Kingston St Mary’s suitability to accommodate a small amount of new residential development. These include its close proximity to Taunton, its convenient access via bus, and its reasonable level of local services. However, to accord with the principles of sustainable development, new housing growth needs to be limited to that which will support social and economic viability, and which will protect and enhance environmental quality. To comply with such criteria, only one relatively small housing allocation is proposed. This allocation will help to deliver a range of housing types, in addition to securing environmental improvements. Changing social circumstances (the trend towards smaller household sizes) will eventually result in a declining village population. The allocation at Hill Farm is a modest amount of development which will help to counter such problems. This will be achieved through the delivery of a high-density development, coupled with specific requirements for low cost market housing. This will help to improve the balance of housing within the village. In addition, the allocation will help to secure environmental improvements, as well as provide additional limited support to local services.

KM1 A site of 0.65 hectare at Hill Farm as shown on the Proposals Map is allocated for a minimum of 20 houses, provided that:

(A) the proposed scheme ensures the restoration of the listed farmhouse prior to the occupation of any new dwellings;

(B) the proposed scheme design respects the setting of Hill Farm farmhouse (listed building) and the conservation area;

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(C) a landscaping scheme is provided, to incorporate the protection of existing roadside hedgerows.

In association with the development the following will also be sought:

(D) improvements to the pedestrian network to secure improved linkages with village facilities, together with contributions towards the implementation of a scheme of traffic calming; and

(E) low cost market housing to meet local needs in accordance with policy H9.

16.6 Land at Hill Farm has potential for a residential scheme consisting of about 20 dwellings, having regard to the setting of the listed building. The site is located within the AONB in an elevated position on the main road through the village, and currently consists of a farmhouse and adjoining agricultural buildings. Part of the site is within the conservation area. The large traditional farmhouse is listed (grade 2) and is currently in a poor state of repair. It is suitable for refurbishment as a single dwelling, or conversion into a number of smaller residential units. Close to the farmhouse are a number of barns, which collectively form the allocation. Some of these are stone-built and traditional in character. These are likely to be suitable for residential conversion. An imaginative design solution is required in this sensitive location. This could involve the creation of a courtyard development, resulting in a series of spaces/buildings to give the feel of a natural part of the farm. The Parish Council have given their provisional support to such a proposal. The use of high- quality building materials will be essential, to match those of the original traditional buildings. Provision of open space will be required, the most suitable form of which is likely to be a small children’s play area. A well-designed landscaping scheme will be required to enable the smooth assimilation of this proposal into the rural setting. This should incorporate the protection of the existing roadside hedgerow which currently forms a distinctive feature of the site. This hedgerow contains groups of trees which are protected by Tree Preservation Orders. Tree planting will be required on the western boundary of the site to help soften the development when viewed from the west.

16.7 There is a need to secure convenient and safe pedestrian access to local facilities. This could involve the introduction of pedestrian crossing points and/or an extension of the footpath network. Additionally, the scheme will contribute to traffic flows within the village. The village environment is generally hazardous to pedestrians, with no footpaths and significant volumes of traffic. A traffic calming scheme has been designed and consulted upon. The total cost of implementation is in the region of £25,000. The development will add to traffic flows within the village, and so should contribute towards the implementation of this scheme. To meet the need identified in paragraph 16.5, the priority will be the incorporation of low cost market housing.

16.8 Given the sensitive location of the site with respect to the open views from the west, the requirements of policy EN34 regarding external lighting will need to be considered carefully.

16.9 Refurbishment and subdivision of the farmhouse to two dwellings was completed in 2004. The Council also resolved to grant planning permission for the redevelopment of the remainder of the site, subject to the signing of a Section 106 agreement.

229 KM2 Other than on the site allocated in policy KM1, new housing development will be restricted to small-scale developments, including infilling, within the defined settlement limits.

16.10 Other than on the allocated site, residential development will be restricted to small- scale development in character with the settlement, such as appropriate infilling and conversions. The character and compactness of the village provide only limited scope for such development.

230 CHAPTER 17 OAKE

Background

17.1 Oake is a linear village located south of the B3227 within the Low Vale Landscape Character Area. The village is predominantly modern with little traditional character. St Bartholomew’s church, and two crop marks fringing the village are sites of county archaeological importance. There are several Important Tree Groups.

17.2 Services include a primary school, post office/general store, village hall, church and, at nearby Hillcommon, a pub and two garages. There is an equipped toddlers’ play area, but no public playing field or play area for older children. There is a regular bus service to Taunton.

Housing

OK1 A site of 0.5 hectare is proposed for approximately 15 houses east of Saxon Close subject to the provision of:

(A) an element of affordable housing in accordance with policy H9;

(B) an equipped public playing field and children’s play area; and

(C) landscaping along the northern and eastern boundaries.

17.3 Forty dwellings and a toddlers’ play area were constructed at The Spinney in the late 1990s. However, given the village’s range of facilities and good public transport links, it is an appropriate location for further development, and approximately 15 dwellings are allocated. This proposal would provide further support to facilities like the primary school, post office and shop, and would include an element of affordable housing to meet local needs. It would also provide a levelled and grassed open space, and a play area for older children, for which there is a need. Thus the proposal would enhance the social and economic viability of the village.

17.4 The site was earmarked for public open space as part of the previous housing site for 40 dwellings. However, since it is well screened and contained by hedgerows, its development would have minimal landscape impact and allow for a much higher quantity and quality of public recreational open space. Additional landscaping is required along the northern and eastern boundaries to supplement existing screening.

17.5 The proposed playing field and play area are needed to satisfy the recreational open space requirements of policy C4. The existing toddlers’ play area would not suffice for housing at The Spinney and the additional housing allocated. The playing field would include an equipped soccer pitch. A suitable location for the play area would be immediately south of the soccer pitch. Facilities here would be overlooked by existing housing, maximising child safety. The play area should include recreation ground equipment for older children, of the type prescribed for Neighbourhood Equipped Areas for Play in paragraph 6.35.

17.6 Development of the site is now complete.

OK2 Other than on the site allocated in policy OK1, new housing at Oake will be limited to small-scale developments, including infilling, within the settlement limits.

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17.7 Other than on the allocated site, residential development will be limited to small-scale developments in character with the settlement, such as appropriate infilling, conversions and small groups of dwellings within the settlement limits.

232 CHAPTER 18 WIVELISCOMBE

Background

18.1 Wiveliscombe is situated 10 miles west of Taunton on the B3227, and is mostly surrounded by higher land. Wiveliscombe is within the High Vale Landscape Character Area, with the Brendons Landscape Character Area adjoining it to the west. The Structure Plan designates Wiveliscombe as an Outstanding Heritage Settlement, with many of the older parts included in a conservation area which contains a number of listed buildings.

18.2 The parish has an estimated population of around 2,500, and in both form and function, Wiveliscombe has the character of a small town. It acts as a focal point for local employment, shopping and social activity for a large surrounding rural hinterland. This role means that Wiveliscombe is identified as a Rural Centre.

18.3 Wiveliscombe is a significant employment centre, with a large number of businesses across all sectors. These provided some 800 jobs in 1998, according to the Annual Census of Employment. A wide range of services and facilities are provided in the town, including a primary and a secondary school, the latter with a community sports hall. There is also a health centre, community centre, public library and three churches. There is a good range of retail provision as well as banking, post office, professional services and other ancillary facilities. There is a regular bus service throughout the day to Taunton and a more limited service between Wiveliscombe and Wellington.

Housing

18.4 Wiveliscombe has seen considerable growth over the past decade. However, the settlement’s function as a rural centre, in view of the range of jobs and services available, points to its suitability for some further growth in the future. To accord with the principles of sustainable development, such growth needs to be limited to that which will support the social and economic role of the rural centre. As such, a modest housing allocation is proposed which will help to deliver a range of housing types which will ensure the maintenance of a mixed and balanced community. It is important therefore that the development caters for the rising number of smaller households and local population who might otherwise be unable to afford to buy local housing. Such needs appear to be increasing. Where the Housing Register in 1999 indicated that within the parish there were at least 29 households in housing need, a parish survey in early 2005 identified 50 households needing affordable housing either immediately or within three years. Accordingly, the allocated site should contribute to meeting these local needs in accordance with policies H9 and H10 and Government advice on affordable housing. This will be achieved through ensuring that smaller dwellings are built by promoting a high-density development and through the provision of affordable housing.

WV1 A site of 2.7 hectares north of Style Road is allocated for not less than 50 dwellings. The following will be sought in association with the development:

(A) an element of affordable housing in accordance with policies H9 and H10;

(B) public open space, including a children’s play area;

232 (C) improvements to the local road network to facilitate access, including the provision of a traffic calming scheme along the new length of road;

(D) pedestrian access from Plain Pond to the area of public open space;

(E) landscaping along the northern and eastern boundaries of the site; and

(F) education contributions, if necessary, in accordance with policy C1.

18.5 The site is a flat, well-contained field to the north of Style Road and east of the Plain Pond housing development. There is an existing mature hedgerow along the northern boundary of the site which should be retained and supplemented by additional landscaping, which will be required between the housing and sewage treatment works north-east of the site. The western part of the site, an area of 1.6 hectares, is proposed for housing in order to maximise the distance from the sewage treatment works and to relate best to the existing, adjacent housing. The site is low-lying and may be at risk of flooding. Before planning permission is granted, a detailed study will need to be undertaken to examine this issue. Any measures required to avoid flooding, either on- or off-site, will be incorporated into the design of the development.

18.6 In accordance with the provisions of policies H9 and H10, and Government advice, affordable housing will be sought to meet the identified local housing need set out in paragraph 18.4. The level of highway improvements required is unusually high for a site of this size, so the indicative target for affordable housing is set at 30% of the dwellings. The priority for provision is social rented housing, to meet the clearly identified need.

18.7 Approach roads to the site are narrow with sub-standard junctions. Development of the site will necessitate road and junction improvements, including the realignment of Style Road and a junction improvement at Ford Road. Although improvements are required for road safety, this must not be at the cost of encouraging a greater volume or speed of traffic to use the road. Accordingly, the new length of road shall incorporate appropriate traffic calming measures to discourage inappropriate use of the road and make it less attractive to through traffic. The full length of the road will include footpath provision in order to improve the safety of pedestrians. Measures will be incorporated to ensure that existing properties in Style Road and Burges Lane have adequate access arrangements. The design of the road, including the alignment, landscaping and boundary treatments, will require sensitive handling in order that it will not have an adverse impact on the landscape and character of the area. The realignment of Style Road shall ensure that domestic curtilages are respected and not encroached upon and the design of the road should include adequate measures to protect the amenity of 3 Style Road. The developer must gain approval of the Highway and Planning Authorities for the road scheme prior to the commencement of the residential development. An illustrative alignment of the new length of road is shown on the Inset Map, although the exact alignment will be determined as part of the design of the development as a whole.

18.8 There is limited public open space in this part of Wiveliscombe. The remainder of the allocated site is therefore proposed for public open space, which will include an

233 equipped play area, casual play space and provision for informal recreation. A pedestrian access to the area of open space is required from Plain Pond.

WV2 Other than the site allocated in policy WV1, new housing at Wiveliscombe will be limited to small-scale developments, including infilling, within the settlement limits.

18.9 There are a number of opportunities within the town for infilling and the development, or redevelopment, of small sites. Development should respect the form and character of Wiveliscombe.

Employment

WV3 A site of 5.6 hectares south of Taunton Road, as shown on the Proposals Map, is allocated for Class B1, B2 or B8 employment uses, with a maximum of 3.0 hectares to be developed within the Plan period, subject to the provision of access from the existing employment site, landscaping belts on the northern and eastern boundaries and a landscaping scheme incorporating the stream along the southern boundary. Large-scale buildings and major office developments will not be permitted.

18.10 Planning permission was granted in 2003 for the development of 4.56 hectares of this site, with a condition requiring a phasing programme with a maximum of 3.0 hectares for development prior to 2011, unless otherwise agreed by the Local Planning Authority. This will ensure that employment development will keep pace with residential growth in Wiveliscombe rather than potentially resulting in significant inward commuting. Furthermore, allocating the larger (5.6 hectare) site will allow for comprehensive preparation of the site by enabling appropriate infrastructure to be put in place and allow for a substantial landscaping scheme to be implemented along the eastern boundary, thus allowing for potential expansion in the future. The residue of approximately one hectare remains as an allocation, whilst the area with the current planning permission has been considered as a ‘commitment’ in the relevant tables.

18.11 The site extends south and east from the previously allocated employment land at Sandy’s Moor, accessed from the roundabout on the B3227. The remaining 1.0 hectare site to the south is currently used for grazing and consists of half a field as far as the small stream which dissects it. The eastern element of 4.7 hectares is in agricultural use, and is bounded by a mature hedge along the northern boundary. The eastern boundary is visually open, and from the approach to Wiveliscombe the existing western field boundary is prominent. Accordingly, the existing hedge line along the roadside boundary will need to be retained and strengthened, and substantial landscaping will be required along the eastern boundary of the site. A landscaping scheme will also be required along the southern boundary, which should incorporate the existing watercourse.

18.12 The site, including the land with the extant planning permission, is allocated for a range of employment uses within Classes B1 - B8. Proposals for certain uses of a sensitive or incompatible nature may be limited by proximity to the sewage treatment works. There is an adequate level of bus services serving the site, and it is within walking and cycling distance of the rest of the settlement. Nevertheless, in view of Wiveliscombe’s location and size, the site would be unsuitable for uses generating a large number of trips. Any proposal will need to pay particular regard to the requirements of policies S1(B), S4 and EC1, which would exclude major office developments. The site is also considered unsuitable for large-scale buildings,

234 whose visual impact would be detrimental to the character of Wiveliscombe and the surrounding landscape.

Shopping and Services

WV4 Proposals for retail development which complement the existing range of shopping facilities and create diversity and interest in the central area will be permitted.

18.13 A positive approach will be adopted towards proposals for uses such as restaurants, cafes, public houses, leisure and arts facilities, which add to the vitality and viability of the shopping centre.

18.14 Maintaining and enhancing the range of existing shopping and service facilities is addressed by policy EC15. In addition, to ensure that Wiveliscombe maintains its role as a rural centre, complementary uses will be permitted within the central area, as defined on the Inset Map, that will make Wiveliscombe more attractive to local residents, shoppers and visitors.

18.15 A parcel of land north of the primary school is reserved for future educational purposes. Proposals which would promote Kingsmead’s role as a community school are supported.

Environment

18.16 Wiveliscombe occupies a most attractive setting and there are a number of particularly fine views from the south of the town into the Brendon Hills, and from various surrounding vantage points in to the settlement. The embankment of the former Taunton to Barnstaple railway on the eastern boundary of Wiveliscombe is a significant landscape feature that is also of historical interest. It serves to contain and screen development on the eastern approach to the town.

18.17 Within the centre of Wiveliscombe, the Courthouse and old Town Hall are historic buildings which form a significant part of the townscape. Appropriate proposals for the re-use of these buildings which would help to ensure their future are encouraged. The buildings at Golden Hill Brewery occupy an elevated position within the conservation area and are a prominent local landmark. Appropriate measures to improve the appearance of the area will be encouraged.

235 CHAPTER 19 VILLAGES WITH NO ALLOCATIONS

Introduction

19.1 Policy S5 sets out a list of settlements in Taunton Deane that are classified as villages for the purposes of the Development Plan. Proposals and policies for the rural settlements reflect the priorities and aims of the Local Plan strategy. The result of this is that development in villages will be limited to small-scale proposals which support their social and economic viability. In particular, development which generates local employment will be permitted in accordance with policies EC6 and EC7.

19.2 The rural centres and villages identified in the previous chapters are considered to be particularly suitable for small-scale development, and therefore have sites allocated. However, this does not necessarily mean that development will be resisted in other villages.

19.3 One of the criteria used in the classification of settlements as villages is that there should be potential for some development within the settlement. Therefore identification as a village does imply that it may be suitable for some development appropriate to the size, character and location of each settlement, and having reference to the level of local services and facilities. This will be particularly true in respect of proposals which will contribute to the rural economy and local employment.

19.4 Proposals for development in the villages in this chapter will be considered against all other relevant Plan policies, which will serve to establish what will be acceptable within each settlement. In addition, reference is made on the relevant Inset Maps to a number of subject-based policies which are common to many of the settlements.

ASHBRITTLE

19.5 Ashbrittle occupies an elevated location within the Brendons Landscape Character Area. It is a small, nucleated village, centred around the village green, an attractive undeveloped open space. A conservation area covers most of the village. Stone boundary walls contribute to the character of Ashbrittle.

19.6 Local facilities are limited, comprising the church and village hall with skittle alley. There is a primary school one mile from the village, in Stawley. A bus travels to Wellington and Taunton once a week.

ASH PRIORS

19.7 Ash Priors lies on a south-facing slope within the High Vale Landscape Character Area.

19.8 The village has developed in a loose-knit style around the eastern and northern edges of Ash Priors Common, in materials of local red sandstone and white render with roofs of slate, Roman clay tiles and thatch. A conservation area covers the village, incorporating nine listed buildings, and many Important Tree Groups. Part of the Common is designated as a Local Nature Reserve. It contributes greatly to the conservation area and acts as the only form of public open space in the village.

19.9 Services within the village are poor with only a village hall, church, phone booth and post box. There are no buses from the village, making access to facilities and major

236 centres of employment difficult except by car, although buses do run frequently from Bishops Lydeard.

BISHOPSWOOD

19.10 Bishopswood is a small linear village within the Blackdown Hills Area of Outstanding Natural Beauty and the Blackdowns Plateau Landscape Character Area. Its valley setting is picturesque with Important Tree Groups and areas to be protected from development.

19.11 The village’s limited facilities comprise a village hall, public house and a chapel. There is a daily bus service to Taunton.

19.12 The village has experienced much infilling, and there are only limited opportunities for further development.

BLAGDON HILL

19.13 Blagdon Hill is linear, straddling the Taunton - Honiton Road as it climbs the Blackdown escarpment. The Blackdown Hills Area of Outstanding Natural Beauty adjoins the village to the south-west and south. It is mainly within the Blackdowns Scarp Landscape Character Area.

19.14 The village has several listed buildings, but consists mainly of modern development.

19.15 There are Important Tree Groups in the village, as well as open spaces protected from development for their environmental and/or recreational value, and subject to general policies.

19.16 The village has a reasonable level of services, including a shop/post office, hall, school, two pubs, playing field and play area. There is a limited shoppers’ bus service to Taunton.

BRADFORD-ON-TONE

19.17 Bradford-on-Tone is a nucleated village which straddles the boundary between the Low Vale and the River Flood Plain Landscape Character Areas.

19.18 The conservation area includes several listed buildings. The river cliff to the Tone is a Special Landscape Feature. Bradford Bridge is a scheduled monument and there are Important Tree Groups.

19.19 Services are limited to a pub, shop/post office, hall and church. The nearest primary school is a mile and a half away at Oake. Buses to Taunton run only twice per week.

BURROWBRIDGE

19.20 Lying at the eastern end of Taunton Deane within the Levels Landscape Character Area, Burrowbridge consists of a tightly-knit core of buildings at the foot of the Burrow Mump and a number of ribbons of housing to the east and south. The village adjoins the Rivers Parrett and Tone, and is set in the flat expanse of the Somerset Levels. This area is extremely attractive and rich in archaeology and wildlife. Burrow Mump is a designated Special Landscape Feature and a scheduled monument, and there are a number of listed buildings in the village.

237 19.21 Burrowbridge has a reasonable level of local services, with a primary school, village hall, public house and church, but no shop or post office. A bus service runs to Taunton, Glastonbury/Street and Wells several times each day. There is some local employment, including a transport firm.

19.22 There is no public open space in Burrowbridge, and the school also lacks playing fields, for which the Parish Council suggests the area north of Dyke House. Funding would be from a variety of public sources, which is likely to include the parish council.

CHEDDON FITZPAINE

19.23 Cheddon Fitzpaine is a village of linear character containing approximately 60 dwellings. There is a good balance of dwellings within the village, with the estate at Cheddon Lawns being an area of social housing. The village is situated within the Low Vale Landscape Character Area. The land between the village and Taunton is identified as a green wedge.

19.24 Most of the village is designated as a conservation area. The parish church of St Mary has a thirteenth century tower and is listed, as are twelve other dwellings and monuments within the village. There is a programme to place power supply cables underground.

19.25 The village has a post office and public telephone. The village hall and re-built primary school at Rowford are about 600 metres away. Apart from these facilities, employment opportunities are extremely limited. The village is served by a weekday bus service to and from Taunton, as well as a service to and from West Monkton on three days a week.

CHURCHINFORD

19.26 Churchinford lies within the Blackdowns Plateau Landscape Character Area and within the Blackdown Hills Area of Outstanding Natural Beauty. It is a nucleated village with a distinctive radial road pattern. Local chert and slate are the predominant building materials. There is no existing conservation area, but there are several listed buildings and Important Tree Groups.

19.27 Facilities include a village hall, post office/shop, public house/restaurant and doctors’ surgery. The local primary school is at Willand, one and a half miles away. Bus services to Taunton are sufficient for shopping but not for commuting trips.

19.28 There is a longstanding need for a playing field and a play area for older children in the village. However, no site is currently available, and there is little scope for further development to fund provision of such facilities. The onus is on the community to continue to approach local landowners with regard to finding a site and providing for such facilities.

COMBE FLOREY

19.29 Combe Florey is a small village which lies on an easterly slope between the Quantock and Brendon Hills in the High Vale Landscape Character Area.

19.30 The village is linear in form and is built in a mixture of traditional materials, including local red sandstone and white render, with thatch, slate or Roman tiled roofs.

238 19.31 A conservation area has been designated over the majority of the village, containing 11 listed buildings and a number of Tree Preservation Orders. There are a few large Important Tree Groups.

19.32 There is little employment, and services are poor with only a church and a village hall. Bus services run approximately hourly along the A358 to Taunton and Minehead, the main centres for employment and services.

FITZHEAD

19.33 Fitzhead lies in the High Vale Landscape Character Area.

19.34 The village is linear, comprising two distinct parts. The main element contains a core of older buildings close to the Manor House, with a smaller element adjacent to the church.

19.35 A conservation area covers much of Fitzhead, containing several Important Tree Groups and listed buildings, including the high sandstone boundary wall of the Manor, which adds considerably to village character.

19.36 Local services are limited to a village hall, public house and church. There is a bus service to Wellington on school days as well as other occasional services to Wellington and Taunton. Local employment is extremely limited.

HALSE

19.37 Halse lies in the High Vale Landscape Character Area.

19.38 The village is linear in form, and the buildings are a mixture of local stone and white render with local slate or thatched roofs. A conservation area has been designated over the majority of the village incorporating 21 listed buildings and several Important Tree Groups. Stone walls and other elements of the street scene also make an important contribution to the conservation area.

19.39 The village has no significant employment. Services within the village include a pub, village hall and church. Bus services run once a week to Wellington and Taunton, making the service unsuitable for commuting. There is a shortage of public open space. Land behind the village hall is suitable for a play area.

LANGFORD BUDVILLE

19.40 Langford Budville lies within the High Vale Landscape Character Area.

19.41 Its historic core is a conservation area, which also includes Important Tree Groups.

19.42 Services are limited to the primary school, pub and church. There is no village hall, but the local community are actively pursuing provision of this facility. There are several daily bus services linking the village with Wellington and Wiveliscombe.

LYDEARD ST LAWRENCE

19.43 Lydeard St Lawrence lies between the Quantock and Brendon Hills in the High Vale Landscape Character Area. The village straddles a valley which runs east to west, with the north and south of the village lying on elevated land.

239

19.44 The village is linear in form with a closely-knit core of dwellings. A large portion of the village is designated as a conservation area, which includes six listed buildings. There is an area designated to remain undeveloped, and several Important Tree Groups. A mixture of building materials has been used in the village including brick, white render, slate, Roman clay tiles and thatch. The school playing field provides an important open space in the village and will be protected from development.

19.45 There are very few jobs within the parish, with the school being the main source of employment. There is little scope for employment-creating development within the village.

19.46 Services in the village are reasonable, with a post office, village hall, church and school. However, there are no bus services to settlements with greater employment opportunities and service provision.

MILVERTON

19.47 Milverton occupies a prominent position straddling the boundary between the Landscape Character Areas of the High and Low Vale. The village contains many listed buildings and much of it is included within a conservation area; indeed it is designated in the Somerset Structure Plan as an Outstanding Heritage Settlement. The village core is characterised by buildings of local red sandstone and slate, and stone boundary walls provide a strong sense of enclosure. On either side of North Street there are visually prominent areas which make an important contribution to the historic character of Milverton. There are a number of Important Tree Groups. The village streets are narrow and poorly aligned with sub-standard junctions, and there are acknowledged problems arising from on-street parking and HGV traffic.

19.48 There is a good range of local services including the primary school, general store, post office, village hall and a health centre. There are several daily bus services to Taunton, Wellington and Wiveliscombe. Jobs in the parish are however limited, comprising service activities, the sawmill and Hambledon Herbs at Milverton Court.

19.49 In view of highway and environmental constraints, no new housing sites have been identified. Infill development of single dwellings and small finite groups will be required to respect the form and character of the village and surroundings.

NORTH CURRY

19.50 North Curry is one of the most attractive villages in Taunton Deane, being recognised as an Outstanding Heritage Settlement in the Structure Plan. It is relatively large, and consists of a tightly knit core, set around Queens Square, from which ribbons of development extend in 5 main directions. More recent development has consolidated this form. It has numerous listed buildings, particularly at its heart, and an extensive conservation area. Attractive open areas around St Peter and St Paul’s church and south of The Manor House are areas to remain undeveloped. The village is set within a finger of North Curry Ridge Landscape Character Area, which extends north-eastwards into the Somerset Levels Landscape Character Area. There is a prominent scarp slope to the north of the village which is a proposed Special Landscape Feature called the North Curry Ridge, where policy EN11 will apply.

19.51 North Curry has a relatively wide range of services including a health centre, village hall, primary school, post office and two shops. However, it has a relatively low level

240 of local employment. The bus link to Taunton is at a minimal level suitable for commuting and school attendance.

NYNEHEAD

19.52 The village of Nynehead comprises two small settlements approximately half a mile apart, set in the Low Vale Landscape Character Area.

19.53 A conservation area covers much of lower Nynehead and contains a number of Important Tree Groups.

19.54 Nynehead Hollow, linking the two settlements, is a further Important Tree Group which adds much to the settlement character.

19.55 Facilities are limited to the primary school and church in lower Nynehead and the village hall in higher Nynehead. The village has no bus service.

PITMINSTER

19.56 Pitminster is at the foot of the Blackdowns escarpment, mostly within the Blackdown Hills Area of Outstanding Natural Beauty. It is within the Low Vale Landscape Character Area.

19.57 It is a small, nucleated village with a number of listed buildings and a conservation area centred on St Andrew and St Mary’s church.

19.58 Within the village, there are Important Tree Groups and areas to be protected from development. The core of the village is characterised by chert walls.

19.59 Services are limited to a public house, church and parish room, while Pitminster Primary School is at Howleigh (about one mile away).

19.60 There is a limited bus service to Taunton.

RUISHTON

19.61 Ruishton is a large village within the Low Vale Landscape Character Area. It is mainly modern but has a small historic core, with several listed buildings and Important Tree Groups, near the church. The River Tone floodplain borders the village to the north and is a County Wildlife Site.

19.62 The front gardens to Orchard Rise are protected from development under policy EN24, to maintain the open character of the setting to the Black Brook.

19.63 The good range of services includes a village hall, children’s play area and playing field, primary school, public house, garage and church. The nearest post office and shop are, however, about a mile away at Henlade.

SAMPFORD ARUNDEL

19.64 Sampford Arundel is a loosely knit linear village, which fringes the Blackdowns Area of Outstanding Natural Beauty and escarpment. Older buildings have chert walls, and undeveloped gaps along the road frontage contributing to the village character. Holy Cross Church is the only listed building, occupying a prominent position at the western end of the village. The village straddles the boundary between the

241 Landscape Character Areas of the Blackdowns Scarp to the south and the Low Vale to the north.

19.65 Services include the primary school, a village hall and the church. There is no bus service from the village, although the parish is served by routes through Sampford Moor and along the A38.

STOKE ST GREGORY

19.66 Stoke St Gregory consists of a scatter of development on a ridge of land between two arms of the Somerset Levels. It is within the North Curry Ridge Landscape Character Area. The core of the village, within which are the main village services, contains a mix of development, including the listed church. Much development has occurred since the early 1970s. The open area north-east of St Gregory’s church is an area designated to remain undeveloped.

19.67 Various tree groups and open spaces are protected from development for their environmental and/or recreational value, and subject to general policies.

19.68 The village core has a reasonable level of services, including a shop, hall, school, playing field, pub and church. There is a post office in the parish, some distance from the village core.

19.69 Limited development within the two defined parts of Stoke St Gregory will be acceptable in line with general policies, although in view of its lack of employment opportunities and relative isolation, it is not appropriate to make allocations for housing or other significant development.

STOKE ST MARY

19.70 Stoke St Mary lies at the foot of the Limestone Scarp Landscape Character Area and is within the Low Vale Area. It is adjacent to the heavily wooded scarp of Stoke Hill, a County Wildlife Site.

19.71 Modern development has not significantly harmed the village’s character.

19.72 The village is served by a public house and village hall. Buses run on two days a week to Taunton and back.

WEST BAGBOROUGH

19.73 West Bagborough lies on the lower, south facing, slopes of the Quantock Hills in an Area of Outstanding Natural Beauty, and within the Quantocks Landscape Character Area.

19.74 The village is loosely knit and linear in form, comprising mainly buildings of local red sandstone, thatch or slate. A conservation area covers most of the village incorporating six listed buildings, three of which are grade 2*, and a number of Tree Preservation Orders. The village also has several Important Tree Groups and a cricket pitch providing an attractive open space.

19.75 Services comprise a village hall, pub, church and play area. Bus services to Taunton only run once a week.

19.76 There is a pottery, stables and Hill View workshops which provide local employment.

242

WEST BUCKLAND

19.77 West Buckland lies in the Low Vale Landscape Character Area on the edge of the Blackdown Hills, some 3 miles from Wellington and close to Junction 26 of the M5 motorway.

19.78 The village has expanded considerably in recent times, and consists mainly of modern housing.

19.79 The church is the only listed building in the village, occupying a prominent position on its western edge. The hill around the church has been designated as a Special Landscape Feature.

19.80 There are many employment opportunities within the parish, which extends to include Chelston Business Park, Poole Industrial Estate and several garden centres/nurseries. However, there are few jobs within the village itself.

19.81 Services in the village include a village store/post office, primary school, village hall and church. There is a limited daily bus service to Wellington or Taunton.

WEST MONKTON

19.82 West Monkton lies at the foot of the Quantock Hills, straddling the boundary between the Landscape Character Areas of the Quantocks to the north and Low Vale to the south. It is an extremely loose knit village, characterised by large dwellings in spacious grounds and a predominance of large trees. It contains a number of listed buildings and a large conservation area.

19.83 The village is served by a post office/general store, pub and church. Bus services are very limited.

19.84 In view of the loose knit pattern of development in the village and the need to preserve this special characteristic, development proposals will have to be carefully designed and sited to avoid important gaps, retain the open nature of the village and avoid the loss of trees and hedges.

243 CHAPTER 20 MONITORING

INTRODUCTION

20.1 The policies and proposals of the Local Plan have been prepared to implement its aim, objectives and strategy (set out in Chapter 2). It is therefore important to assess what effect the Local Plan is actually having.

20.2 To assess the Plan’s impact, each objective has been assigned a number of indicators. As far as possible, these are specific, measurable, time-related and simple to gather. In many cases, measurement is already carried out by the Borough Council and other organisations.

20.3 Of course, some changes are not possible to measure quantitatively, so a number of indicators are qualitative. These generally rely on a structured approach to surveying and recording the subjective aspects of the environment.

20.4 The indicators will be measured regularly, and over time a picture of the environmental and other changes occurring will emerge. The data is not all reviewed in the same timescale and the changes do not all occur at the same pace. Accordingly, the review period for each indicator varies.

20.5 The other issue to remember is that planning is not the only influence on many of these changes. In some cases it is not the main influence. However, the indicators are expected to give a reasonable idea of how well the Plan is performing.

THE INDICATORS

20.6 There are 85 indicators, each attached to an objective or strategy statement. Each is set out below, along with an indication of its review period and the extent to which planning is an influence.

Objective 1: Pollution

Indicator (a) Airborne Pollutants Results of the Local Air Quality Assessment and Review process. Review period Three years. Role of planning The main source of local air pollution is believed to be traffic, so the land use and transport policies are highly relevant.

Indicator (b) River Quality Proportion of waterway in the Tone catchment in each water quality category. Review period Annually. Role of planning Some of the sources of river pollution require planning permission, but the role of planning is somewhat circumscribed by legislation. Water quality is affected by factors other than pollution.

Indicator (c) Tree Cover Area of new tree planting each year in Taunton Deane.

244 Review period Annually. Role of planning Grants are available from the Forestry Commission and the Local Authorities outside the planning system. Tree planting is often required in association with major new development.

Objective 2: Landscape Quality

Indicator (a) Areas of Outstanding Natural Beauty The view of the Quantock and Blackdown Hills Joint Committees on the current state of the landscape in their areas. Review period Every five years. Role of planning Planning controls the siting and design of new development in or close to the hills.

Indicator (b) Special Landscape Features Surveys of the appearance of the designated special landscape features. Review period Every 5 years. Role of planning Planning controls the siting and design of new development in or close to the features.

Objective 3: Settlement Character

Indicator (a) Conservation Areas Systematic assessment of the character of Conservation Areas and their changes. Review period Every five years. Role of planning The control of development is expected to be a significant factor in their character, although a number of other issues outside the control of planning will have an impact.

Objective 4: Historic Heritage

Indicator (a) Historic Parks and Gardens Number of Historic Parks and Gardens damaged. Review period Every five years. Role of planning Development is just one of the potential causes of harm. Planning control is therefore of some importance.

Indicator (b) Geological Sites of Special Scientific Interest Number of Geological Sites of Special Scientific Interest lost or damaged. Review period Every five years. Role of planning Development is just one of the potential causes of harm. Planning control is therefore of some importance.

Indicator (c) Listed Buildings Number of listed buildings most at risk.

245 Review period Every five years. Role of planning Planning has some role, but many other factors are relevant.

Indicator (d) Public Art Public art commissions. Review period Annually. Role of planning Planning has some role in that new developments are encouraged to invest in public art. However, the planning system currently cannot make this a requirement.

Objective 5: Wildlife

Indicator (a) International and National Wildlife Area of Special Protection Areas, Ramsar Sites, Special Areas for Conservation, National Nature Reserves and Sites of Special Scientific Interest. Review period Every five years. Role of planning Development is just one of the potential causes of harm which could lead to the deletion of a site. Planning control is therefore of some importance. Habitat creation or improvement is not primarily a planning matter.

Indicator (b) Local Wildlife Area of County Wildlife Sites. Review period Every five years. Role of planning Development is just one of the potential causes of harm which could lead to the deletion of a site. Planning control is therefore of some importance. Habitat creation or improvement is not primarily a planning matter.

Indicator (c) High Status Species Changes in the number of high status species occurring in Taunton Deane and significant changes in the abundance of those species. High status species are defined in the Taunton Deane Biodiversity Action Plan (July 1999), paragraph 4.5.1, as all notable species that are legally protected, occur on either the Short or Middle lists of nationally key species, are listed under the EU Birds or Habitats Directives, or are of RDB status. Review period Every five years Role of planning Development is just one of the potential causes of harm which could lead to the decline of a species, primarily through the loss of habitat. Planning control is therefore of some importance. Habitat creation or improvement is not primarily a planning matter.

Objective 6: Resource Use

Indicator (a) Grade 1 Agricultural Land Area of Grade 1 agricultural land developed in a five-year period. Review period Every five years.

246 Role of planning Planning is the key factor.

Indicator (b) Grade 2 Agricultural Land Area of Grade 2 agricultural land developed in a five-year period. Review period Every five years. Role of planning Planning is the key factor.

Indicator (c) Grade 3a Agricultural Land Area of Grade 3a agricultural land developed in a five-year period. Review period Every five years. Role of planning Planning is the key factor.

Indicator (d) Home Energy Consumption The energy efficiency of new dwellings. Review period Annually. Role of planning Planning has a role in encouraging new housing to be more energy efficient.

Indicator (e) Renewable Energy Renewable energy capacity installed in a five-year period. Review period Every five years. Role of planning Planning permission will often be required for such installations, so the role of planning is to avoid unnecessary restrictions.

Indicator (f) Water Consumption Average annual water consumption per capita. Review period Every five years. Role of planning Planning has a minor role in encouraging new housing to be more water efficient and in not preventing improvements in water efficiency to existing housing.

Objective 7: Travel Reduction

Indicator (a) Travel to Work Average distance travelled to work. Review period Every five years. Role of planning The location of new development is a key function of planning, although it does not totally determine the amount of travel.

Indicator (b) Traffic Growth Traffic volumes in Taunton. Review period Annually.

247 Role of planning The land use and transport strategy aims to have a significant effect on traffic growth.

Objective 8: Sustainable Transport

Indicator (a) Cycling and Walking The extent of cycling and walking to work and to school. Review period Every five years Role of planning Land use and transport policies aim to influence this, particularly in new developments.

Indicator (b) Bus Accessibility The accessibility of urban areas by bus services. Review period Annually. Role of planning Planning control can help to improve bus services through planning obligations on new developments, and by guiding new development to locations which can be well- served by bus.

Indicator (c) Accidents The number of road casualties killed and seriously injured in a year. Review period Annually. Role of planning The road safety aspects of new developments are important planning considerations. Existing conditions are often addressed outside the planning process.

Objective 9: Design

Indicator (a) Design Awards. The number of awards and commendations granted in the Design and Landscape Design awards. Review period Every two years. Role of planning Planning controls the design of new development.

Objective 10: Waste

Indicator (a) Recycling The proportion of household waste recycled. Review period Annually. Role of planning Planning has a minor role in not preventing recycling facilities in appropriate places and in ensuring new developments have facilities.

Objective 11: Benefits from Development

Indicator (a) Re-use of Land The proportion of development in a year on previously-developed or under-used sites.

248 Review period Annually. Role of planning The role of planning is very important to this.

Indicator (b) Windfall Development The numbers of dwellings provided on windfall sites each year. Review period Annually. Role of planning The role of planning is crucial.

Indicator (c) Housing Density The average density of new housing development in a year. Review period Annually. Role of planning Planning can control housing densities.

Objective 12: Public Amenity

Indicator (a) Burglaries Number of burglaries reported in a year. Review period Annually. Role of planning The design of new development can influence its susceptibility to crime.

Indicator (b) Life Expectancy Standardised mortality ratios. Review period Every five years. Role of planning Planning has some influence over factors affecting health and safety, but is not the main influence.

Objective 13: Housing Needs

Indicator (a) Housing Provision Numbers of dwellings completed each year. Review period Annually. Role of planning Planning helps to ensure the availability of housing sites for development. . Indicator (b) Affordable Housing Provision The number of affordable dwellings built each year. Review period Annually. Role of planning Planning has an important role in providing for both social and low cost market dwellings through the use of planning obligations and conditions.

Indicator (c) House Prices and Rents The prices and rents of houses in Taunton Deane each year.

249 Review period Annually. Role of planning The level of housing provision has some effect on the local housing market.

Indicator (d) Affordable Housing Need The number of households on the Housing Register each April. Review period Annually. Role of planning Planning has an important role in providing sites for affordable housing through planning obligations.

Indicator (e) Gypsy and Traveller Provision The number of pitches built for travellers and gypsies each year. Review period Annually. Role of planning Planning has an important role in granting permission for new pitches.

Indicator (f) Gypsy and Traveller Need The number of unauthorised encampments each year. Review period Annually. Role of planning Planning has an important role in granting permission for new pitches.

Indicator (g) Mix of Types and Sizes of Dwellings The proportions of flats, terraces, semi-detached and detached houses of different sizes built each year. Review period Annually. Role of planning Planning has direct control over these matters.

Objective 14: Community Facilities

Indicator (a) Education Additional education provision funded by new development. Review period Every five years. Role of planning Planning can help to ensure that new housing developments contribute towards additional educational provision.

Indicator (b) Play Areas Total size of children’s play areas provided by developments in a year. Review period Annually. Role of planning The provision of such facilities can be made a condition of planning permission for new housing.

Indicator (c) Playing Fields Total area of playing fields provided by new developments in a year.

250 Review period Annually. Role of planning The provision of such facilities can be made a condition of planning permission for new housing.

Objective 15: Public Opinion

Indicator (a) Parish Council Involvement The number of parish councils commenting on the Local Plan. Review period Approximately every 3 - 5 years. Role of planning The consultation process should help to make involvement easy.

Indicator (b) General Public Involvement The number of members of the general public commenting on the Local Plan. Review period Every five years. Role of planning The consultation process should help to make involvement easy.

Objective 16: Economic Prosperity

Indicator (a) Employment Development The area of land developed for employment uses in a year. Review period Annually. Role of planning Planning’s role is central to the availability of land although the market determines whether land is actually developed.

Indicator (b) Unemployment Number of residents unemployed in April each year. Review period Annually. Role of planning Planning has an effect through the availability of sites for employment development and the handling of applications for employment generating development.

Indicator (c) Number of Local Businesses Number of businesses registered for VAT. Review period Annually. Role of planning Planning has an effect through the availability of sites for employment development and the handling of applications for employment generating development.

Objective 17: Economic Viability of Settlements

Indicator (a) Settlements’ Unemployment Rates The level of unemployment at April in the following settlements: Bishops Lydeard Wiveliscombe Wellington.

251 Review period Annually. Role of planning Planning has an effect through the availability of sites for employment development and the handling of applications for employment generating development.

Indicator (b) Settlements’ Employment Levels The level of employment at April in the following settlements: Bishops Lydeard Wiveliscombe Wellington. Review period Biannually. Role of planning Planning has an effect through the availability of sites for employment development and the handling of applications for employment generating development.

Objective 18: Accessible Shopping

Indicator (a) Town Centre Shopping Retail floorspace within the town centres of Taunton and Wellington. Review period Annually. Role of planning Planning policies guide retail development to the most appropriate locations and help to maintain the vitality and viability of the town centres.

Indicator (b) Edge of Centre Shopping Retail floorspace on the edge of Taunton and Wellington town centres. Review period Annually. Role of planning Planning policies guide retail development to the most appropriate locations.

Indicator (c) Major Out of Centre Shopping Floorspace of major retail development outside Taunton and Wellington town centres. Review period Annually. Role of planning Planning policies guide retail development to the most appropriate locations.

Indicator (d) Rural Shopping Number of shops currently trading in rural centres and villages. Review period Every three years. Role of planning Planning has some role in preventing the loss of rural shops and permitting additional provision, but economic factors are the main considerations.

Indicator (e) Local Centres Number of shops currently trading in local centres. Review period Annually.

252 Role of planning Planning has some role in preventing the loss of local shops and permitting additional provision, but economic factors are the main considerations.

Objective 19: Town Centres

Indicator (a) Diversity of Uses The proportions of Class A1, A2, A3 and D2 units in Primary Shopping Areas. Review period Annually. Role of planning The mix of uses can be influenced through planning controls.

Indicator (b) Retailer Representation Number of national multiples present in the town centres. Review period Every three years. Role of planning Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (c) Shopping Rents Zone A rents within the Primary Shopping Areas in comparison with other centres. Review period Every three years. Role of planning Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (d) Vacant Properties Proportion of vacant ground level units in the Primary and Secondary Shopping Areas. Review period Annually. Role of planning Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (e) Commercial Yields Prime rental investment yields in Taunton and Wellington town centres and comparison with other centres. Review period Every three years. Role of planning Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (f) Pedestrian Flows Pedestrian flows in the following locations: TAUNTON: Station Road Bridge Street The Bridge North Street Fore Street High Street Old Market Centre East Street East Reach

253 Review period Every three years. Role of planning Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (g) Customer Views Shopping behaviour and customer views on the town centre environment. Review period Every three years. Role of planning Indirect effects through controlling the location of new retail and leisure development, and policies protecting the vitality and viability of the town centres.

Indicator (h) Safety and Crime The incidence of crime, and customer views on safety, within the town centres. Review period Every three years. Role of planning Indirect effects through the design of town centres and the partnership with the Town Centre Manager.

Strategy Statement 1: Taunton Development

Indicator (a) Dwellings Number of dwellings developed per year in Taunton. Review period Annually. Role of planning Planning has a key role in this.

Indicator (b) Employment Hectares of employment land developed in or adjacent to Taunton. Review period Annually. Role of planning Planning is important to this, but the role of the market is also crucial.

Strategy Statement 2: Wellington Development

Indicator (a) Dwellings Number of dwellings developed per year in Wellington. Review period Annually. Role of planning Planning has a key role in this.

Indicator (b) Employment Hectares of employment land developed in or adjacent to Wellington. Review period Annually. Role of planning Planning is important to this, but the role of the market is also crucial.

254 Strategy Statement 3: Rural Economic Development

Indicator (a) Rural Centres Hectares of employment land developed in or adjacent to rural centres. Review period Annually. Role of planning Planning can ensure that sites are available and that unnecessary planning restrictions are not imposed, but the market will decide whether sites are developed.

Indicator (b) Villages Hectares of employment land developed in or adjacent to villages. Review period Annually. Role of planning Planning can ensure that sites are available and that unnecessary planning restrictions are not imposed, but the market will decide whether sites are developed.

Strategy Statement 4: Rural Housing

Indicator (a) Rural Centres Number of dwellings developed in rural centres. Review period Annually. Role of planning Planning has a key role in this.

Indicator (b) Villages Number of dwellings developed in villages. Review period Annually. Role of planning Planning has a key role in this.

Indicator (c) Open Countryside Number of dwellings developed outside settlements. Review period Annually. Role of planning Planning has a key role in this.

Strategy Statement 5: Previously Developed Land.

Indicator (a) Housing Number of dwellings developed each year on previously developed land within Taunton and Wellington. Review period Annually. Role of planning Planning has an important role to play, but cannot ensure that development occurs.

Indicator (b) Employment Hectares of previously developed land in Taunton and Wellington developed for employment purposes.

255 Review period Annually. Role of planning Planning has an important role to play but cannot ensure that development occurs.

Strategy Statement 6: Greenfield Housing Developments

Indicator (a) Major Site The number of dwellings developed on the major development site at Monkton Heathfield. Review period Annually. Role of planning Planning has a key role.

Indicator (b) Smaller sites The number of dwellings developed on greenfield sites other than Monkton Heathfield. Review period Annually. Role of planning Planning has a key role.

Strategy Statement 7: Travel Intensive Developments

Indicator (a) Town Centre Offices Office floorspace developed within the Taunton Central Area. Review period Annually. Role of planning Planning has a key role.

Indicator (b) Other Offices Office floorspace developed outside the Taunton Central Area. Review period Annually. Role of planning Planning has a key role.

Indicator (c) Town Centre Leisure Floorspace of large leisure facilities developed within the Taunton Central Area. Review period Annually. Role of planning Planning has a key role.

Indicator (d) Other Leisure Floorspace of large leisure facilities developed outside the Taunton Central Area. Review period Annually. Role of planning Planning has a key role.

256

Strategy Statement 8: Freight-related Development

Indicator (a) Road-related Development Hectares of industrial and warehousing development close to a County or National Road. Review period Every three years. Role of planning Planning has a key role.

Indicator (b) Rail-related Development Hectares of industrial and warehousing developed with direct freight access to the rail system. Review period Every three years. Role of planning Planning has an important role although the economics of rail freight are likely to be important.

Strategy Statement 9: Open Spaces

Indicator (a) Environmental Open Spaces Number of areas designated to remain undeveloped which are adversely affected by development. Review period Every five years. Role of planning Planning has a key role.

Indicator (b) Green Wedges Area of designated green wedge harmed by development. Review period Every five years. Role of planning Planning has a key role.

Strategy Statement 10: Movement

Indicator (a) New Cycle Routes New cycle routes provided each year. Review period Annually. Role of planning Numerous cycle routes are proposed in the Local Plan and these will be partially funded by development.

Indicator (b) Public Transport Provision New public transport provision each year. Review period Annually. Role of planning The Local Plan proposes a wide range of public transport facilities and these will be partially funded by development.

257 Indicator (c) Car Parking The number of staff, resident and customer car parking spaces provided with new development. Review period Annually. Role of planning The planning system directly controls parking provision in new developments.

258 APPENDIX 1

SITES OF SPECIAL SCIENTIFIC INTEREST IN TAUNTON DEANE, AS AT 21 JANUARY 1998

Blackdown and Sampford Commons

Curry and Hay Moors

Deadman

Fivehead Woods and Meadow

Hestercombe House (roof voids)

Holme Moor and Clean Moor

Lang’s Farm

Langford Heathfield

North Curry Meadow

North Moor

Prior’s Park and Adcombe Wood

Quants

Ringdown

Ruttersleigh

Southey and Gotleigh Moors

Southlake Moor

The Quantocks

Thurlbear Wood and Quarrylands

West Sedgemoor

259 APPENDIX 2

TAUNTON DEANE LOCAL PLAN: SCHEDULED MONUMENTS RECORDED IN SOMERSET SITES AND MONUMENTS RECORD AT MAY 2004

Bathealton SMR SM No Site NGR 43351 32178 The Castles N of Surridge Farm, Bathealton ST057245

Bishops Lydeard SMR SM No Site NGR 43817 442b Cross, Church of St Mary, Bishops Lydeard ST167297 43818 442a Cross, Church of St Mary, Bishops Lydeard ST167297

Bradford-on-Tone SMR SM No Site NGR 43377 104 Bradford Bridge, Bradford-on-Tone ST1722310

Burrowbridge SMR SM No Site NGR 44199 24012 Burrow Mump, Burrowbridge ST359305

Cothelstone SMR SM No Site NGR 43025 29360 Bowl Barrow and folly ruins, Cothelstone Hill ST190327 43026 29361 Bowl Barrow, Cothelstone Hill ST191327 43029 29359 Bowl Barrow, Cothelstone Hill ST189327 43031 29358 Bowl Barrow, W end of, Cothelstone Hill ST188326

Churchstanton SMR SM No Site NGR Part of 33030 Two groups of World war 2 pillboxes ST208150 44340 RAF,Culmhead, Trickey Warren, approx Churchstanton Part of 33029 Two World War 2 air traffic control buildings, ST208150 44340 RAF Culmhead, Trickey Warren, approx Churchstanton Part of 33028 World War 2 fighter pens RAF Culmhead, ST208150 44340 Trickey Warren, Churchstanton approx

Curland SMR SM No Site NGR 43844 24006 Castle Neroche, Curland ST271157

Durston SMR SM No Site NGR 43224 422 Fishponds, Buckland Priory, Durston ST302283

Fitzhead SMR SM No Site NGR 43819 32169 Cross, St James’ churchyard, Fitzhead ST120284

260 North Curry SMR SM No Site NGR 43336 27982 Duck decoy, 250m NW of Mordon House, ST322263 North Curry

Norton Fitzwarren SMR SM No Site NGR 43399 24022 Norton Camp Large Univallate Hillfort, Norton ST196263 Fitzwarren

Oake SMR SM No Site NGR 43557 32168 Cross, Church of St John the Baptist, ST160264 Heathfield

Otterford SMR SM No Site NGR 32164 Round barrow cemetery 100m south of ST2300 1436 School Farm 32166/02 Bowl barrow 210m NW of Brown Down ST2341 1257 Cottage 32167/01 Bowl barrow 685m NW of Beech Croft ST2357 1316 32167/02 Bowl barrow 380m NW of Beech Croft ST2374 1278 32166/01 Bowl barrow 600m NW of Brown Down ST2379 1246 Cottage 32180 Two bowl barrows east of Brown Down Lodge ST2421 1235

Pitminster SMR SM No Site NGR 43502 430 Park pale, Poundisford Park, Pitminster (and ST211204 Trull)

Taunton unparished area SMR SM No Site NGR 44204 22851 Shell Keep Castle, Taunton Castle (Part of ST2262 2457 the associated outer bailey, ninth century cemetery and civil war siegework) 44207 338 Borough Bank, N of St Mary’s Church, ST228246 Taunton

Trull SMR SM No Site NGR 43502 430 Park pale, Poundisford Park (& Pitminster) ST2220

West Bagborough SMR SM No Site NGR 32174 Group of Cairns on Wills Neck ST1648 3517 32176 Cairn 280m South of Triscombe Stone ST1642 3561 32173/02 Bowl barrow 670m NE of Plantation Cottage ST1670 3488 32173/01 Bowl barrow 530m NE of Plantation Cottage ST1686 3485 32172 Bowl barrow 840m NE of Bagborough House ST1718 344 32175 Two cairns 780m ESE of Triscombe Farm ST1620 3523 32171/01 Two bowl barrows and a Round Cairn on ST1816 3415 32171/02 Lydeard Hill 750m North of Tilbury Farm ST1790 3420 32171/03 ST1775 3425

261

Wiveliscombe SMR SM No Site NGR 329 Camp S of Manor Farm ST090271 32170 Hillfort on Castle Hill 650m South east of Ford ST0967 2818 House

262 APPENDIX 3

TAUNTON DEANE LOCAL PLAN: ARCHAEOLOGICAL SITES OF COUNTY IMPORTANCE RECORDED IN SOMERSET SITES AND MONUMENTS RECORD AT MAY 2004

Ash Priors SMR Site NGR 43094 Church of The Holy Trinity and churchyard, Ash Priors ST152295 43372 Sandhill Park, Ash Priors ST156 296 44054 The Priory, Ash Priors ST150293 44548 Bell foundry, Ash Priors ST151295

Ashbrittle SMR Site NGR 15625 Cropmark enclosure, N of Ashbrittle ST049216 43092 Church of St John the Baptist, churchyard and cross, Ashbrittle ST053214 43093 Mound, SE of Ashbrittle church, Ashbrittle ST053214 43173 Cropmark enclosure, Combe Downs ST035238 43928 Deserted farm, NW of Hagley Bridge, Chipstable ST053240 43933 Shalwoods, SE of Norman's Farm, Ashbrittle ST049230 44146 Cropmark enclosure, NW of Tuck's Farm ST054233 44147 Cropmark enclosure, NW of Tuck's Farm ST054230

Bathealton SMR Site NGR 43373 Taunton to Barnstaple Railway ST05752478 43349 Church of St Bartholomew and churchyard, Bathealton ST080241 44676 Cropmark enclosure, W of Cobhay Farm, Bathealton ST08752500 44677 Cropmark enclosure, Greenvale Farm, S of Bathealton ST082237 44705 Mill site, E of Hurstone Farm, Waterrow ST054251 44399 Kiln fieldname, SE of Waterrow ST06072478 44623 Brick making site, N of Upcott ST19422497

Bickenhall SMR Site NGR 43356 Church of St Paul and churchyard site, N of Bickenhall Farm, ST287196 Bickenhall 43358 Deserted medieval village, Bickenhall ST284188 43546 Deerpark, E of Staple Fitzpaine ST279190

Bishop's Hull SMR Site NGR 43820 Church of St Peter and St Paul and churchyard, Bishop's Hull ST205248 44057 Manor House, Bishop's Hull ST206248 44126 Grand Western Canal

Bishop's Lydeard SMR Site NGR 43017 Mine shaft, Grub Bottom, East Bagborough ST182327 43372 Sandhill Park, Ash Priors ST156296 11696 Post Roman cemetery, Stoneage Barton, Cothelstone ST173312 15361 Military hospital, Sandhill Park ST159299 16080 Grotto, Cothelstone Park ST178329 43000 Church of St Mary and churchyard, Bishop's Lydeard ST168298

263 43021 Moated site, Bishop's Lydeard ST170295 43604 Earthworks, Tilbury Park, Bishop's Lydeard ST180332 43611 Deserted farm site, Kenley Copse, Bishop's Lydeard ST188340 43615 Deserted farm site, Bishpool Farm, Bishop's Lydeard ST198343 43616 Enclosure, E of Bishpool Farm, Bishop's Lydeard ST200342 44156 Cropmark enclosure, E of Stallenge Farm ST161279 44159 Extensive cropmarks, Dene Cross ST176285 44160 Extensive cropmarks, N and E of Longlands Farm ST184279 44169 Cropmark ring-ditch, N of Wimple's Copse ST179307 44171 Cropmark enclosure, N of Tatham ST181302 44187 Cropmark of ring ditch, SE of Conquest Farm ST188280 44212 Cropmark ring-ditch, N of Wimple's Copse ST179308 44252 Venn House site, SW of Tone Vale ST167272 44355 Sub-rectangular enclosure, NW of Water House, Fennington ST190295 44364 Ring ditch and other cropmarks, S of Bishop's Lydeard ST169288 44523 Cropmark enclosure, N of Bishops Lydeard ST175313 44524 Cropmark enclosure, N of Bishops Lydeard ST177313 44525 Cropmark ring ditch, NE of Bishops Lydeard ST181305 44526 Cropmark ring ditch, NE of Bishop's Lydeard ST181304

Bradford-on-Tone SMR Site NGR 43375 Church of St Giles, churchyard and stocks, Bradford-on-Tone ST174230 43378 Hele Bridge, Hele ST187248 44126 Grand Western Canal

Burrowbridge SMR Site NGR 11270 Trackway and earthworks, S of Henleys Farm, Middlezoy ST354317 43100 Mill mound, N of Millfield, Burrowbridge ST367285 43102 Landscape remains, NE end of West Sedge Moor ST3727 44198 Roman pottery finds, Burrowbridge ST359305 44201 Burrow Wall Causeway, Burrow Bridge ST3730 44296 Farm site, E by N of Crossroads Farm, Othery ST364300 45000 Roman and medieval pottery finds, Stathe ST373287 45001 Prehistoric finds, Stathe ST372282

Cheddon Fitzpaine SMR Site NGR 43157 Cropmark enclosure, NW of Upper Cheddon ST229293 43384 Church of St Mary, churchyard and cross, Cheddon Fitzpaine ST243276 43386 Chapel site, Hestercombe House, Cheddon Fitzpaine ST241288 43387 Cropmark enclosure, N of Maidenbrook Farm, Cheddon Fitzpaine ST248267 43388 Decoy, Hestercombe Park, Cheddon Fitzpaine ST238287 43394 Cropmark enclosure, Cheddon Corner, Upper Cheddon ST233283 43826 Bridgwater and Taunton Canal 44181 Cropmark enclosure, W of Volis Farm ST234295 44182 Cropmark enclosure, S of Volis Farm ST235291 44183 Cropmark enclosure, S of Upper Cheddon ST234282 44237 Cropmark enclosure, S of Hestercombe ST242282 44238 Cropmark enclosure, W of Cheddon Fitzpaine ST241279 44451 Cropmark enclosure, NE of Nerrols Farm, Cheddon Fitzpaine ST242272 44496 Roman settlement, NW of Nerrols Farm, Cheddon Fitzpaine ST241270 44519 Cropmark enclosure, NE of Nerrols Farm, Cheddon Fitzpaine ST242271 44542 Cropmark ring ditch and linear features, N of Pyrland Hall, Pyrland ST230280

264 44574 Cropmark boundary, S of Hestercombe ST241285 44575 Cropmark boundary, S of Hestercombe ST239284 44576 Cropmark enclosure, S of Hestercombe ST240283

Chipstable SMR Site NGR 43164 Church of All Saints and churchyard, Chipstable ST043272 43165 Church of St Michael and churchyard, Raddington ST021261 43170 Camp (placename), Miriam's Plantation, Chipstable ST053279 43174 Deserted farm, S of Chubworthy Cross, Chipstable ST037259 43929 Cottage, SW of West Bovey, Chipstable ST046246 43932 Beer deserted farm, NE of Combe, Chipstable ST042242 43966 Pitt deserted farm, SW of Chipstable ST050268 43969 Deserted farm, SE of Oxenleaze Farm, Chipstable ST025278 44151 Cropmark enclosure ST044254

Churchstanton SMR Site NGR 43176 Chapel site, Fairhouse Farm, Churchinford ST220124 43180 Church of St Peter and St Paul and churchyard, Churchstanton ST196146 44340 Culmhead airfield, Trickey Warren ST2015 44345 Newton, SE of Burnworthy ST194152 44502 WW2 airfield domestic sites, Southey Moor, Churchstanton ST200118 44504 WW2 airfield domestic sites, Southey Moor, Churchstanton ST201111 44505 WW2 airfield radio site, Southey Moor, Churchstanton ST198113 44606 Anti aircraft battery site, W of Culmhead airfield, Churchstanton ST216149 45506 Cropmark enclosure, N of Hartsmoor Bridge ST179121 45508 Cropmark enclosure, SE of Bramley Cross ST176142 45512 Enclosure, Pay Farm, Willand ST189132 45516 Deserted settlement, Trickey Warren ST200150 45517 Cropmark enclosures, S of Churchinford ST215122 45519 Linear features, NE of Churchinford ST219129 45542 Soap works, Beer Hill ST182133 45559 Mill site, NE of Brimley Cross ST184149 45560 Mill, SW of Venn Farm, Burnworthy ST190162 45572 Tannery site, E of Willand ST199136 45594 Enclosure, NW of Churchinford ST211134 45598 Barrow site, S of Willand ST195129 45599 Barrow site, W of Cleve Farm, Churchstanton ST186125 45600 “Barrow” field name, E of Burnworthy ST196156 45601 Barrow site, N of Redlane ST202135 45605 “Black” field name, W of Stapley ST182135 45606 Barrow site, SW of Redlane ST200122 45607 Barrow site, S of Churchinford ST217123 45608 Barrow site, SW of Redlane ST197125 44614 Iron Working site, Clivehayes Farm, Churchstanton ST187123

Combe Florey SMR Site NGR 43187 Church of St Peter and St Paul and churchyard, Combe Florey ST15131 43188 Manor house site, Combe Florey ST151312 43196 Shrunken village, Combe Florey ST151312 43978 Combe Wood Lodge, Combe Wood, Combe Florey ST141318 44573 Cropmark enclosure, NE of Combe Florey ST158318

265 Corfe SMR Site NGR 43199 Church of St Nicholas and churchyard, Corfe ST233197 44196 Cropmark enclosure, Heale ST240205 43551 Deerpark pale, Staple Park Wood, Staple Fitzpaine ST2518 45523 Ring ditches, N of Holman Clavel ST221167 45532 Road and park pale, Staple Hill ST246162 45602 “Barrow” field name, S of Pitminster ST221184

Cothelstone SMR Site NGR 43023 Church of St Thomas a Becket and churchyard, Cothelstone ST182319 43024 St Agnes well, Cothelstone ST184319 43032 Irrigation scheme, N of Cushuish Farm, Cothelstone ST198309 43034 Flint scatter, Cothelstone Hill ST191321 43292 Barrow cemetery, Cothelstone Hill ST191321 43601 Deserted farm, N of Cothelstone ST184320 43610 Field system, Cothelstone ST186320 43612 Enclosures, Cushuish, Cothelstone ST198307 44043 Cothelstone House site, Cothelstone ST178325 44172 Cropmark enclosures, N of Cushuish ST200312 44173 Cropmark enclosures, W of Cushuish ST191307 44250 Field system, Cothelstone Hill ST190328 44350 Cropmark enclosures and boundaries, Cushuish ST200307 44354 Sub-circular enclosure, E of Grove Copse, Cothelstone ST185312 44536 Cropmark enclosure, SW of Cothelstone ST180316 44537 Cropmark ring-ditch, W of Cothelstone ST177317 44538 Cropmark ring-ditch, W of Cothelstone ST180318

Creech St Michael SMR Site NGR 11826 Cropmark enclosure, S of Boez Lane ST268303 43206 Church of St Michael churchyard and stocks, Creech St Michael ST275253 43209 Cropmarks, W of Charlton ST288269 43210 Cropmarks, E of Worthey's Farm, Creech St Michael ST284267 43213 Icehouse, Walford House Farm, Creech St Michael ST274284 43218 Cropmark enclosures, S of Lydes Farm, Adsborough ST279289 43826 Bridgwater and Taunton Canal 43835 Chard Canal ST270265 44068 Court House, E of church, Creech St Michael ST276253 44193 Cropmark enclosures, Monkton Elm ST267275 44194 Cropmark enclosures, Coombe ST275289 44231 Cropmark enclosures, N of Langaller ST269271 44232 Cropmark enclosures, N of Adsborough ST279295 44233 Cropmark enclosure, W of Creech Heathfield ST277273 44282 Pillbox, in canal bed, S of Creech St Michael ST271253 44287 Pillbox, E of, Creech St Michael ST276255 44288 Pillbox, E of, Creech St Michael ST277254 44289 Pillbox, E of, Creech St Michael ST278252 44298 Pillbox, E of Cathill Farm, Creech St Michael ST285260 44300 Pillbox, SW of Charlton ST288262 44302 Pillbox, Charlton ST292266 44311 Pillbox, at canal junction, Creech St Michael ST271256 44319 Pillbox, NE of Charlton ST293269 44338 Pillbox, N of Mill Lodge, Creech St Michael ST271255

266 44363 Cropmarks, E of Creech St Michael ST278262 44367 Cropmarks including ring-ditch, Foxhole ST283259 44577 Cropmark ring ditch, NW of Creech Heathfield ST273274 44578 Cropmark ring ditch, NW of Creech Heathfield ST272275

Curland SMR Site NGR 43219 Church of All Saints and churchyard, Curland ST271170 43220 Building foundations, S of the church, Curland ST271168 45673 “Barrow” field name, SW of Curland ST257161 45685 “Bury” field name, SW of Bulford ST267174

Durston SMR Site NGR 43222 Windmill mound, E of Froglane Farm, Durston ST298279 43223 Manor house site, Durston ST292281 43225 Mynchin Buckland Priory, Durston ST302281 43228 Church of St John and churchyard, Durston ST292282 43230 Cropmark enclosures, N of Drakes Farm, Durston ST283283 43231 Enclosure, W of Curry Lane, Durston ST285280 43826 Bridgwater and Taunton Canal 44195 Cropmark enclosure (?Roman temple), Durston ST286276 44220 Cropmark enclosures, SE of Durston ST295280 44221 Cropmark ring ditch, E of Durston ST294283 44222 Cropmark ring ditch, SW of Durston ST288277 44234 Cropmark enclosure, SE of Durston ST299273 44304 Pillbox, S of Durston ST297271 44321 Pillbox, NW of Cogload Farm, Durston ST304277 44322 Pillbox, NW of Cogload Farm, Durston ST304278 44323 Pillbox, NW of Cogload Farm, Durston ST304277 44539 Cropmark enclosure, N of Durston ST286287 44540 Cropmark ?longbarrow, N of Durston ST285286 44566 Cropmark enclosure, Charlton Orchards, Durston ST290274 44567 Cropmark enclosure, Perryville Barton, Durston ST293274

Fitzhead SMR Site NGR 43232 Church of St James, churchyard, cross and stocks, Fitzhead ST120284 44162 Cropmark enclosure ST111283 44163 Cropmark enclosure, W of Knight's Farm ST109285 44520 Cropmark enclosure, S of Fitzhead ST119279 44521 Cropmark enclosure, S of Fitzhead ST114276 44584 Cropmark enclosure, N of Brewers ST110292 44585 Cropmark enclosure, N of Brewers ST109291 44586 Cropmark enclosure, W of Brewers ST104292 44587 Cropmark enclosure, N of Brewers ST109293

Halse SMR Site NGR 43239 Church of St James and churchyard, Halse ST140278 44073 Stoford Farm, Lower Stoford ST145288 44157 Cropmark of ring ditch, E of Heathfield ST169265 44164 Cropmark enclosure, E of Whitmoor Cottage ST147274 44165 Cropmark ring-ditch, W of Blake's Farm ST137284 44351 Cropmark enclosure, S of Halse ST142272

267 44352 Cropmark ring ditch, E of Halse ST154275 44588 Cropmark enclosure, Lower Stoford ST144289 44589 Cropmark enclosure, Lower Stoford ST142286 45528 Cropmark enclosure, SW of Halse ST138277

Hatch Beauchamp SMR Site NGR 43249 Church of St John the Baptist and churchyard, Hatch Beauchamp ST307212 43250 Prehistoric finds, High Bridge, Hatch Beauchamp ST306186 43251 Deer park, E of Fowlers Farm, Hatch Beauchamp ST313199 43253 Deserted medieval village, Hatch Court, Hatch Beauchamp ST309212 43254 Ice house, Hatch Court Park, Hatch Beauchamp ST303211 43259 Mound, E of Hatch Court, Hatch Beauchamp ST313213 44497 Shrunken village of Capland, Hatch Beauchamp ST303194 44609 Mound, E of Hatch Court, Hatch Beauchamp ST311213 44610 Mound, E of Hatch Court, Hatch Beauchamp ST311213

Kingston St Mary SMR Site NGR 43037 Church of St Mary and churchyard, Kingston St Mary ST223298 43041 Cropmark enclosure, Nailsbourne ST216284 43042 Cropmark enclosures, Lower Marsh Farm, Kingston St Mary ST227279 43043 Cropmark enclosures, E of Marsh House, Kingston St Mary ST228288 43044 Cropmark enclosure, Bedwell ST223281 43045 Cropmark enclosure, N of Tainfield Cottages, Kingston St Mary ST221286 43046 Cropmark enclosures, SW of Pyrland Hall, Kingston St Mary ST223276 43047 Cropmark enclosures, N of Nailsbourne ST216289 43049 Copper mine site, Kingston St Mary ST223300 43050 Copper mine, E of Westhay Cottages, Kingston St Mary ST223304 43052 Cropmark enclosures, SE of Marsh House, Kingston St Mary ST226285 43153 Cropmark enclosure, W of Volis Farm, Kingston St Mary ST233295 43157 Cropmark enclosure, NW of Upper Cheddon ST229293 44178 Cropmark enclosure, E of Dodhill Green ST224283 44179 Cropmark enclosure, NW of Volis Farm ST232300 44180 Cropmark enclosure, W of Volis Farm ST234299 44184 Cropmark enclosure, E of Tetton House ST217304 44185 Extensive cropmarks, N of Cooks Farm ST202305 44236 Cropmark enclosure, S of Dod Hill ST219279 44240 Cropmark enclosure, W of Volis Farm, Kingston St Mary ST233297 44241 Cropmark ring ditch, SE of Kingston St Mary ST226292 44242 Cropmark enclosure, SE of Kingston St Mary ST229295 44534 Bronze age flint finds, SE of Dodhill ST219280 44542 Cropmark ring ditch and linear features, N of Pyrland Hall, Pyrland ST230280

Langford Budville SMR Site NGR 43264 Church of St Peter, churchyard and cross, Langford Budville ST112230 43265 Flint scatter, Bindon Farm, Langford Budville ST1024 43268 Deserted farm, W of Beer Farm, Langford Budville ST102222 43270 Pottery kiln and finds, Middle Hill, Langford Budville ST104236 43271 Church of St Peter and churchyard, Runnington ST110220 43921 Lower Poleshill deserted farm, Poleshill ST087227 44581 Cropmark enclosure, N of Langford Budville ST111238 44583 Cropmark boundaries, SE of Langford Budville ST114226 44611 Flint scatter, NW of Bindon Farm, Langford Budville ST106242 44612 Flint scatter, SE of Bindon Farm, Langford Budville ST110237

268 Lydeard St Lawrence SMR Site NGR 44077 Church of St Lawrence and churchyard, Lydeard St Lawrence ST129322 44174 Cropmark enclosure, S of Weststowe ST125325 44175 Cropmark enclosure, S of Combe Wood ST137318 44176 Cropmark enclosure, SW of Holford Farm ST143339 44177 Cropmark enclosure, E of Rich’s Holford ST149341 44569 Cropmark enclosure, Rich's Holford ST146338 44570 Cropmark enclosure, NE of Riches Holford ST151342

Milverton SMR Site NGR 43296 Church of St Michael and All Angels and churchyard, Milverton ST122259 43299 Flint scatter, N of Quaking House, Milverton ST108264 43318 Deserted village, Bickley Farm, Milverton ST131246 43325 Deserted farm, Holme Moor, Milverton ST097261 43328 Flint scatter, N of Loundshay Barn, Milverton ST132260 44373 Building remains, Court Bottom, Milverton ST110267 44522 Cropmark enclosure and ring ditch, Luckham Farm, SE of Milverton ST140244 44535 Cropmark enclosure, W of Milverton Court, Milverton ST110261 44571 Cropmark enclosures, NW of Preston Bowyer ST132271 44582 Cropmark enclosure, N of Bindon ST105244 44613 Cropmark enclosure, S of Preston Farm, Preston Bowyer ST140260

North Curry SMR Site NGR 43103 Deserted farm, NW of Frog Lane Farm, North Curry ST 330265 43104 Flood bank, against Haymoor Old Rhyne, North Curry ST3237 43105 Duck Decoy, NNE of Moredon House, North Curry ST328270 43106 Deserted farm, SSW of Huntham, North Curry ST336252 43329 Church of St Peter and St Paul, churchyard and cross, North Curry ST320256 43335 Corn mill, Newport ST317238 43337 Planned borough of Newport, North Curry ST311231 43342 Cropmark enclosures, SW of New Barn, North Curry ST294243 43835 Chard Canal 44190 Cropmark features, New Barn ST300245 44191 Cropmarks, Lillesdon ST307245 44303 Pillbox, NW of Lilsdon Court, Lilsdon ST298234 44305 Pillbox, W of Lillesdon Court, Lillesdon ST299233 44306 Pillbox, NW of Lillesdon Court, Lillesdon ST298235 44320 Pillbox, NW of Lillesdon Court, Lillesdon ST298234 44325 Pillbox, NW of Lillesdon Court, Lillesdon ST296236 44326 Pillbox, N of Honey Farm, Wrantage ST305229 44327 Pillbox, N of Honey Farm, Wrantage ST305229 44328 Pillbox, N of Honey Farm, Wrantage ST306228 44329 Pillbox, N of Higher Wrantage Farm, Wrantage ST307227 44330 Pillbox, N of Higher Wrantage Farm, Wrantage ST308226 44331 Pillbox, E of Higher Wrantage Farm, Wrantage ST309225 44332 Pillbox, SE of Higher Wrantage Farm, Wrantage ST309224 44333 Pillbox, N of Crimson Hill Farm, Wrantage ST312220 44334 Pillbox, S of Ludwells Farm, Wrantage ST313225 44335 Pillbox, NE of Crimson Hill Farm, Wrantage ST313220 44336 Pillbox, NE of Crimson Hill Farm, Wrantage ST314220 44361 Rectilinear cropmarks and rectangular enclosure ST353256

269 Norton Fitzwarren SMR Site NGR 43396 Church of All Saints and churchyard, Norton Fitzwarren ST197260 43397 Roman pottery finds, N of Norton Manor Camp, Norton Fitzwarren ST195273 43398 Pottery, Norton Bridge, Norton Fitzwarren ST189258 43402 Roman pottery scatter, W of hillfort, Norton Fitzwarren ST194265 43407 Cropmarks, W of Norton Fitzwarren ST191263 43408 Cropmark enclosures, Courtlands, Norton Fitzwarren ST199267 44084 Norton Court, SE of church, Norton Fitzwarren ST198260 44161 Cropmark enclosure, S of Wey House ST182260 44211 Henge, N of, Norton Manor Camp ST194274 44235 Cropmark enclosure and boundaries, E of Norton Fitzwarren ST202265 44353 Rectilinear crop marks, Harnham Farm, Norton Fitzwarren ST171260 44366 Rectilinear cropmarks, SE of Langford ST203269 44483 Roman pottery finds, NE of Monty's Court, Norton Fitzwarren ST184267 44543 WW2 stores depot, E of Norton Fitzwarren ST200260 44547 Cropmark enclosure or building, N of Pen Elm ST194273

Nynehead SMR Site NGR 43414 Church of All Saints, churchyard and cross, Nynehead ST138228 43422 Deserted farm, E of Chipley Sawmills, Nynehead ST124238 43425 Moated site, Pixton Barton, W of Blockhouse Farm, Nynehead ST135239 43426 Moated site, Blockhouse Farm, Nynehead ST141238 43427 Shrunken village, Upcott ST146234 43428 Shrunken village, Nynehead Court, Nynehead ST139228 43431 Cropmark enclosure, SE of Blockhouse Farm, Nynehead ST143237 43433 Timber bridge remains, S of East Nynehead ST157227 43434 Mill site, Picking's Bridge, East Nynehead ST160228 44088 Nynehead Court, Nynehead ST138228 44126 Grand Western Canal 44168 Cropmark enclosure, Court Gardens, Nynehead ST133227

Oake SMR Site NGR 43298 Cropmark enclosures, Blagrove's Farm, Milverton ST146250 43401 Church of St John the Baptist and churchyard, Heathfield ST160265 43405 Mill site, Sweetings Barton, Norton Fitzwarren ST171268 43435 Church of St Bartholomew and churchyard, Oake ST153252 43436 Church of the Holy Cross and churchyard, Hillfarrance ST168247 43437 Cropmark ring-ditch, E of the church, Oake ST157253 43441 Cropmark enclosure, W of Oake ST154256 44158 Cropmark of ring-ditch, E of Heathfield ST166262 44251 Cropmark enclosures, S of Heathfield ST161264 44362 Ring-ditch and enclosure, SE of Blagrove's Farm, Oake ST147250 44370 Cropmark enclosures, Oake Green Farm, Oake ST160257

Orchard Portman SMR Site NGR 43443 Manor house, Orchard Portman ST243217 43445 Church of St Michael and churchyard, Orchard Portman ST244217 43446 Church of St Thomas, churchyard and cross, Thurlbear ST266212 43447 Deserted settlement, S of Orchard Portman ST246203 43451 Limekiln, Thurlbear Wood, Orchard Portman ST272211 43456 Flint scatter, S of Orchard Portman ST239210

270 44202 Cropmark enclosures, SW of Thurlbear ST259208 44213 Cropmark enclosures and other features, SE of Orchard Portman ST253211

Otterford SMR Site NGR 43458 Barrow, E of Brown Down Lodge, Otterford ST243124 43459 Barrow, E of Brown Down Lodge, Otterford ST243124 43460 Barrow, E of Brown Down Lodge, Otterford ST242124 43461 Barrow, E of Brown Down Lodge, Otterford ST243124 43462 Barrow site, North Down ST229158 43465 Church of St Leonard and churchyard, Otterford ST223144 43469 Barrow site, Brown Down, Otterford ST233136 44277 Smelting remains, Whatley, Bishopswood ST244131 44513 Airfield domestic site, E of Whitewall Corner ST217158 44514 Airfield domestic site, Holman Clavel ST221159 44515 Airfield domestic site, Holman Clavel ST221162 44516 Airfield domestic site, Holman Clavel ST223155 44517 Airfield domestic site, S of Holman Clavel ST226159 44518 Airfield domestic site, Holman Clavel ST229162 45522 Cropmark enclosure, S of Holman Clavel ST221151 45527 Trackways, E of Royston Water ST239127 45631 “Bury” field name, Bishopswood ST257128 45632 “Bury” field name, Otterford ST238139 45649 “Blackland” field name, E of Otterford ST230148

Pitminster SMR Site NGR 43488 Church of St Andrew and St Mary and churchyard, Pitminster ST221192 43489 Church of St Michael and churchyard, Angersleigh ST200188 43491 Occupation, Poundisford Park, Pitminster ST220210 43493 Prehistoric, Roman and medieval occupation, Pitminster ST218209 43496 Grange, Barton Grange, Pitminster ST228199 43498 Barton, Poundisford Park, Pitminster ST214206 43499 Medieval and post-medieval finds, Cannonsgrove Farm, Pitminster ST202204 43506 Moat and fishpond, Poundisford Park, Pitminster ST216204 43507 Moat, Poundisford Park, Pitminster ST221203 43510 Prehistoric occupation site, Poundisford Park, Pitminster ST215207 43519 Enclosure, SW of Howleigh Farm, Howleigh ST204190 44097 Poundisford Park (house), Poundisford ST223203 44590 Cropmark enclosure, E of Poundisford ST230211

Ruishton SMR Site NGR 43528 Church of St George and churchyard, Ruishton ST264252 43529 Mansion house, N of Henlade House, Henlade ST273234 43835 Chard Canal ST27072652 44281 Pillbox, on railway, E of Ruishton ST271252 44283 Pillbox, canal embankment, E of Ruishton ST272251 44286 Pillbox, on canal embankment, E of Ruishton ST272250 44317 Pillbox, railway embankment, E of Ruishton ST272249 44318 Pillbox, SE of Ruishton ST275245

271 Sampford Arundel SMR Site NGR 43533 Church of the Holy Cross and churchyard, Sampford Arundel ST108189 43540 Enclosure, Sampford Common, Sampford Arundel ST119168 43541 Pottery finds and field boundaries, Dykes Farm, Sampford Arundel ST110173 43544 Pottery finds and earthworks, E of Sampford Moor ST115178

Staple Fitzpaine SMR Site NGR 43548 Church of St Peter, churchyard and cross, Staple Fitzpaine ST264183 43551 Deerpark pale, Staple Park Wood, Staple Fitzpaine ST2518 43553 Standing stones, Staple Fitzpaine ST2618 43554 Deserted farm site, NE of Underhill Farm, Staple Fitzpaine ST255178 44197 Cropmark enclosure N of Staple Fitzpaine ST258195 45535 Deserted farm site, S of Staple Fitzpaine ST263168 45536 Cropmark enclosure, S of Staple Fitzpaine ST264170 45628 Burial site, SW of Staple Fitzpaine ST262181

Staplegrove SMR Site NGR 43567 Church of St John and churchyard, Staplegrove ST213265 43572 Roman urn find, Staplegrove ST211257 44239 Cropmark enclosure, SW of Pyrland Hall, Kingston St Mary ST223273 44359 Corner of enclosure, S of church, Staplegrove ST214263 44365 Cropmark enclosure, N of Staplegrove ST214258

Stawley SMR Site NGR 43008 Deserted farm, SE of South Heywood, Appley ST072218 43575 Church of St Michael and churchyard, Stawley ST061227 43576 Church of St Nicholas and churchyard, Kittisford ST079224 43577 Cropmark enclosures, NE of Kittisford Farm, Stawley ST067239 43580 Pottery and slag finds, E of Kittisford Barton, Stawley ST081233 43588 Slate works, Tracebridge ST067211 43904 Cothay Manor, Stawley ST086213 43905 Greenham Barton, Greenham ST082201 44126 Grand Western Canal 44148 Cropmark enclosures, N of Cothay Manor ST087220

Stoke St Gregory SMR Site NGR 43102 Landscape remains, NE end of, West Sedge Moor ST3727 43104 Flood bank, against Haymoor Old Rhyne, North Curry ST3227 43592 Church of St Gregory, churchyard and stocks, Stoke St Gregory ST349272 43593 Moated site, Slough Farm, Stoke St Gregory ST349277 43598 Quakers burial ground, S of Stoke St Gregory ST347264

Stoke St Mary SMR Site NGR 43667 Roman coin and pottery finds, Stoke Hill Quarry, Stoke St Mary ST277222 43672 Church of St Mary and churchyard, Stoke St Mary ST266224 44360 Platform, W of Ten Acre Copse, Stoke St Mary ST268219

272 Taunton unparished area SMR Site NGR 43079 Iron age and medieval occupation, SW of Bathpool ST250256 43671 Iron age and Roman occupation, SW of New Barn Farm, Stoke St ST247233 Mary 43826 Bridgwater and Taunton Canal 44126 Grand Western Canal 44249 Creechbarrow Hill, Lambrook ST247256 44376 Pumping station, Firepool, Taunton ST232254 44482 Church of St George and churchyard, Wilton ST225240 44546 Cropmark enclosure, W of Pyrland ST229269

Thornfalcon SMR Site NGR 43685 Church of the Holy Cross and churchyard, Thornfalcon ST284240 43688 Moat, Lower Farm, Thornfalcon ST281242 43835 Chard Canal ST36001334 44297 Pillbox, N of Thornfalcon ST282243 44299 Pillbox and AT obstacle, E of Canal Farm, Thornfalcon ST285242 44301 Pillbox, E of Thornfalcon ST289242

Tolland SMR Site NGR 43692 Church of St John the Baptist, churchyard and cross, Tolland ST101323 43693 Moat, Goulden Farm, Tolland ST111314 44209 Cropmark enclosure, W of Smithclose Cottage ST098321

Trull SMR Site NGR 43493 Prehistoric, Roman and medieval occupation, Pitminster ST218209 43494 Prehistoric, Roman and medieval occupation, Poundisford Park, ST216208 Pitminster 43511 Building remains and trackway, Canonsgrove Farm, Pitminster ST207205 43696 Church of All Saints, churchyard and stocks, Trull ST217222 43698 Deserted village of Zany, S of Hamwood Farm, Trull ST200204 43699 Pottery scatter, SE of Cutsey House, Trull ST191204 43702 Enclosure, Stone House, Trull ST203212 43707 Roman settlement, E of Cutsey House, Cutsey ST194205 43708 Prehistoric settlement, Cutsey ST201206 43762 Medieval pottery scatter, N of Cutsey House, West Buckland ST185209 44153 Cropmark enclosures, E of Castleman's Hill ST193224 44154 Cropmark Hillfort, Castleman's Hill ST189224 44155 Cropmark enclosures, S of Castleman's Hill ST191222 44218 Cropmark enclosure, NE of Chilliswood Farm, Trull ST200224

Wellington SMR Site NGR 43714 Church of St John the Baptist and churchyard, Wellington ST141210 43716 The Court, Wellington ST136205 43720 Woollen mills, Tonedale ST129215 43721 Mill and dye works, Tonedale ST126219 44166 Cropmark enclosure, N of Lower Westford Farm ST123211 44167 Cropmark enclosure ST132218 45672 Burial site, S of Ford Street ST156176

273 Wellington Without SMR Site NGR 43680 Churchyard, St Margaret's Church, Thorne St Margaret ST099211 43732 RB settlement, Wellington Without ST144190 43733 Early medieval occupation, Phillips Mead, Wellington Without ST123183 43734 Shrunken settlement and pottery, Wrangway ST124183 43735 Medieval and Roman occupation, Woodford Farm, Wellington Without ST127183 43737 Deerpark pale, Park Farm, Wellington Without ST131171 43738 Mill, E of Park Farm, Wellington Without ST135178 43739 Kiln and waster finds, Wrangway ST1218 43743 Shrunken settlement, Wrangway ST124182 43750 Medieval settlement, Blackham Bridge, Wellington Without ST154195 44126 Grand Western Canal 44188 Cropmark enclosure, N of Chitterwell ST101203 44219 Cropmark enclosure, N of Pinksmoor ST109200 44579 Cropmark ring ditch and enclosures, W of Holywell Lake ST104206 44580 Cropmark enclosures, SE of Holywell Lake ST110202 45655 “Castle” field names, SW of Voxmoor ST141177 45695 Cropmark enclosure, SE of Wellington Hill ST142169

West Bagborough SMR Site NGR 43002 Cairn, Lydeard Hill ST178343 43056 Church of St Pancras and churchyard, West Bagborough ST169338 43062 Cairn, Wills Neck, West Bagborough ST162353 43063 Cairn, Wills Neck, West Bagborough ST163353 43064 Cairn or robbed barrow, Wills Neck, West Bagborough ST165357 43070 Linear ditch, Wills Neck, West Bagborough ST170350 43600 Deserted farm, NW of Smokeham Farm, West Bagborough ST158350 43606 Enclosure, NW by N of Tilbury Farm, West Bagborough ST175338 43607 Enclosure, ENE of Bagborough Church, West Bagborough ST175339 43608 Barrow, Lydeard Hill, Bishops Lydeard ST180340 43609 Barrow, Lydeard Hill ST180343 43618 Cairn, N side of Will's Neck, West Bagborough ST163353 43619 Cairn, N side of Will's Neck, West Bagborough ST166353 43620 Barrow, top of Will's Neck, West Bagborough ST166352 43621 Enclosure, NE by E of Will's Neck, West Bagborough ST169353 43622 Barrow, SE of Wills Neck ST172346

West Buckland SMR Site NGR 43755 Church of St Mary and churchyard, West Buckland ST174205 43756 Barrow sites, Buckland Hill, West Buckland ST176176 43767 Five barrows (site of), West Buckland ST171174 43768 Earthworks, S of Morrish's Farm, West Buckland ST177201 44368 Cropmarks, Hamlands Lane, West Buckland ST160224

West Hatch SMR Site NGR 43772 Church of St Andrew and churchyard, West Hatch ST286211

West Monkton SMR Site NGR 43076 Church of St Augustine, churchyard and stocks, West Monkton ST264285 43077 Enclosure, W of Blackbrook Inn, West Monkton ST252249

274 43079 Iron age and medieval occupation, SW of Bathpool ST250256 43080 Dole stones, N of Ruishton ST263253 43086 Cropmark enclosures, E of Yalway ST248304 43826 Bridgwater and Taunton Canal 44192 Cropmark enclosure, Monkton Heathfield ST251270 44223 Cropmark enclosure, SE of New Cross ST256285 44224 Cropmark enclosure, N of Hartnell's Farm, Monkton Heathfield ST257273 44225 Cropmark, SW of Monkton Elm ST262272 44369 Cropmark part of circular enclosure, W of Yalway Farm, West Monkton ST240304 44541 Cropmark enclosure, E of Quantock Farm, West Monkton ST259299 44591 Cropmark enclosure, Yalway Farm, Yalway ST243303

Wiveliscombe SMR Site NGR 43783 Church of St Andrew, churchyard, cross and stocks, Wiveliscombe ST083277 43784 Bishops Palace site, Wiveliscombe ST084277 43794 Possible pottery kiln, Stone's Tenement, Wiveliscombe ST103272 43795 Barrow, Stape Moor, Wiveliscombe ST101276 43796 Lead coffin find, Manor Cottages, Wiveliscombe ST097276 43797 Cinerary urn and burial, S of Jew's Farm, Wiveliscombe ST061297 43806 Burial ground, Quaking House Copse, Wiveliscombe ST106261 43813 Buddleshay deserted farm, SW of Fry's Farm, Wiveliscombe ST096264 43814 Enclosure (cropmarks), NE of Courtneys, Wiveliscombe ST088271 44149 Cropmark ring ditch, SE of Manor Farm ST094275 44150 Cropmarks of field system, W of Furzymoor Barn ST093270 44243 Medieval farmstead, Stones Tenement, Wiveliscombe ST102272

275 APPENDIX 4

PPG 13 - MAXIMUM PARKING STANDARDS

This table should be read in conjunction with the text on parking in PPG13 (paragraph 49­ 56) and Taunton Deane Local Plan (Policies M1-M3).

USE NATIONAL MAXIMUM PARKING THRESHOLD FROM STANDARD AND ABOVE WHICH 1 space per square metre (m²) of STANDARD APPLIES gross floorspace unless otherwise (gross floorspace) stated Food retail 1 space per 14 m² 1000 m² Non-food retail 1 space per 20 m² 1000 m² Cinemas and conference 1 space per 5 seats 1000 m² facilities D2 (other than cinemas, conference facilities and 1 space per 22 m² 1000 m² stadia)

B1 including office 1 space per 30 m² 2500 m² Higher and further 1 space per 2 staff + 2500 m² education 1 space per 15 students (see note 1) Stadia 1 space per 15 seats (see note 2) 1500 seats

NOTES:

1. The standard for students relates to the total number of students attending an educational establishment, rather than full-time equivalent figures.

2. For stadia, sufficient coach parking should be provided to the satisfaction of the local authority and treated separately from car parking. Coach parking should designed and managed so that it will not be used for car parking.

3. Parking for disabled people should be additional to the maximum parking standards. Development proposals should provide adequate parking for disabled motorists, in terms of numbers and design (see Traffic Advice Leaflet 5/95, Parking for Disabled People).

4. For mixed-use development, the gross floorspace given over to each use should be used to calculate the overall maximum parking figure. For land uses not covered in these standards, the most stringent regional and local standards should apply.

276 Taunton Deane Local Plan Adopted November 2004

Policy Number Changes

Revised Deposit Subject of Policy Adopted Plan Policy Number Policy Number S1 General Requirements S1 S2 Design S2 [S3 Energy Conservation Deleted] S4 Mixed Use Developments S3 [S5 Deleted] S6 Rural Centres S4 S7 Villages S5 S7a Cotford St Luke New Village S6 S8 Outside Settlements S7 S8a Best & Most Versatile Agricultural Land S8 - Taunton Town Centre S9

H1a Phasing Strategy H1 H1 Housing within Classified settlements H2 [H2 Energy Efficient Dwellings Deleted] [H3 Deleted] H4 Residential Conversions in Town Centres H3 H4a Self-Contained Accommodation H4 H4b Non-Self-Contained Accommodation H5 [H5 & 6 Deleted] H7 Town Centre Housing H6 [H8 Deleted] H9 Conversion of Rural Buildings H7 H10 Replacement Dwellings Outside H8 Settlements [H11 Deleted] H12 Affordable Housing within General Market H9 Housing H12a Affordable Housing Targets H10 H13 Rural Local Needs Housing H11 H14 Agricultural or Forestry Workers H12 H15 Agricultural or Forestry Workers H13 H16 Gypsy and Traveller Sites H14 H17 Sites for Travelling Show People H15 H18 Residential Care Homes H16 H19 Extensions to Dwellings H17 H20 Ancillary Accommodation H18 H21 Designing Out Crime H19

EC1 Employment Development EC1 EC1a Expansion of existing firms on land EC2 subject to restrictive policies EC1b Extension of existing employment sites EC3 EC2 Working from home EC4 EC2a Culmhead EC5 EC3 Conversion of Rural Buildings EC6 EC4 Rural Employment Proposals EC7 EC5 Farm Diversification EC8 EC6 Loss of Employment Land EC9 EC7 Accessibility of New Development EC10 EC7a Local Service Provision EC11 EC8 Major proposals for retail Dev EC12 EC9 Restrictions on Unit size and range EC13 EC9a Modernisation of Floorspace EC14 EC10 Assoc Settlements/Rural Centres/Villages EC15 EC11 New and altered shop fronts EC16 EC11a Shop Front Security EC17 EC12 Upper Floors of Shops EC18 EC13 Farm Shops EC19 EC14 Garden Centres EC20 EC15 Tourist and Recreational Dev EC21 EC16 Improvement of Tourist Facility deleted EC17 Land W of Bishops Lydeard Station EC22 EC18 Tourist Accommodation EC23 EC19 Caravans & Hol Chalets EC24 EC20 Touring Caravan and Camping Sites EC25 EC21 Outdoor Advertisements and Signs EC26

M1 Non-residential developments M1 M2 Non-Residential Car Parking outside M2 Taunton & Wellington M3 Non-Residential development and M3 transport provision M3a Residential Parking Provision M4 T39 Cycling M5 M4 Traffic Calming M6

C1 Education Provision for New Housing C1 C2 Reserved School Sites C2 C3 Protection of Recreational Open Space C3 C4 Standards of Provision C4 C5 Alternative Provision to Public Open deleted Space C6 Sport Facilities C5 C7 Public Rights of Way C6 - Blackdown Hills Ridge Route C7 C8 Developments Affecting Disused Railway C8 Tracks and Canals C9 Horse Riding Establishments C9 C10 Golf C10 C11 Power Lines C11 - Renewable Energy C12 C12 Wind Turbines C13 C13 Large Telecommunications Masts C14 C14 Satellite Antennae C15 C15 Utility Developments C16

EN1 Wildlife Sites of International Import. EN1 EN2 Sites of Special Scientific Interest EN2 EN3 Local Wildlife & Geological Interests EN3 EN4 Wildlife in buildings to be converted or EN4 demolished EN4a Protected Species EN5 EN5 Protection of Trees, Woodlands… EN6 EN6 Ancient Woodlands EN7 EN7 Trees in and around settlements EN8 EN8 Tree Planting EN9 EN9 Community Woodlands deleted EN10 Areas of Outstanding Natural Beauty EN10 EN11 Special Landscape Areas deleted EN12 Special Landscape Features EN11 EN13 Landscape Character Areas EN12 EN14 Green Wedge EN13 EN15 Conservation Areas EN14 EN16 Demolition affecting Conservation Areas EN15 EN17 Listed Buildings EN16 EN18 Changes to Listed Buildings EN17 EN19 Demolition of Listed Buildings EN18 EN20 Recording of Listed Buildings EN19 EN21 Parks and Gardens of Special Historic EN20 Interest EN22 Nationally Important Archaeological EN21 Remains (formerly entitled Scheduled Monuments) EN23 Development Affecting Sites of County EN22 Archaeological Importance EN24 Areas of High Archaeological Potential EN23 EN25 ARUs now UOS EN24 [EN26 Important Views Deleted] EN27 The Water Environment EN25 EN28 Water Resources EN26 EN29 Water Source Protection Areas and EN27 Public water Supply Source Protection Areas EN30 Development and Flood Risk EN28 EN31 Flooding due to Development EN29 EN32 Hazardous Substances EN30 EN33 Development near to sites where EN31 hazardous substances are used EN34 Contaminated Land EN32 EN35 Building Waste EN33 EN36 Control of External Lighting EN34

T1 Extent of Taunton T1 T2 Tangier Major Development Site T2 [T3 & T4 Deleted] T5 Firepool Major Development Site T3 [T6-9 Deleted} T10 Norton Fitzwarren Major Development T4 Site T11 Housing Allocations (Norton Fitzwarren) T5 T12 Employment Allocations(Norton T6 Fitzwarren) T13 Community Developments (Norton T7 Fitzwarren [T14&15 Deleted] T16 Monkton Heathfield Major Development T8 Site [T17 Deleted] T17a East of Monkton Heathfield (Mixed Use T9 Allocation) T17b North of Aginghill’s Farm (Housing T10 Allocation) T17c South of Langaller (Employment T11 Allocation) [T18 Deleted] T19 Community Developments (Monkton T12 Heathfield) [T20-2 Deleted] T23 East of Silk Mills T13 T24 Priorswood Road T14 T25 Small Residential Allocations T15 T26 East of Crown Industrial Estate T16 T27 South of Priorswood Concrete Works T17 [T28 Creechbarrow Road Deleted] T28a West of Courtlands Farm T18 [T29 Deleted] T30 Primary Shopping Area T19 T31 Restrictions on Change of Use T20 T32 Secondary Shopping Areas T21 T33 Diversity in the Town Centre T22 T34 The Crescent T23 [T35 Whirligig Lane Deleted] T35a Wood Street T24 [T36 Deleted] T37 Vitality & Viability of Shopping Centres T25 T38 Development Preventing Achievement of T26 Transport [T39 Relocated to Movement Chapter M5] T40 Bus Facilities Provision T27 T41 Park and Ride Sites T28 T42 Bus Services from New Housing T29 Developments T43 Walking Encouragement T30 T44 Pedestrian Priority Measures T31 T45 Highways T32 T46 Taunton’s Skyline T33 T47 Approach Routes into Taunton T34 T48 North Taunton Sports Centre T35 T49 Blackbrook Recreational Open Space T36 T50 Priorswood Landfill Site T37 T51 Maidenbrook Playing Field Allocation T38

W1 Definition of extent of Wellington W1 W2 Longforth Farm – major site deleted W3 Longforth Farm - housing allocation deleted W4 Longforth Farm – employment allocation deleted W5 Longforth Farm – community deleted developments - Cades Farm (new policy) W3 W5a Sewage treatment works W15 W5b Tonedale Mill W2 W9 Chelston House Farm W4 W9a Chelston Business Park W5 W9b Milverton Road/Lowmoor Ind. Est. W6 W12 Primary Shopping Area W7 W13 Restrictions on change of use from A3 W8 W14 Secondary shopping areas W9 W15 Complementary uses in town centre W10 W18a Bulford deleted W18b High Street deleted - Town centre uses (replaces W18a/b) W11 - Office development (new policy) W12 W19 Retention of burgage patterns W13 W20 High Street enhancement deleted W21 Landscape setting of approach routes W14

BL1 Gore Farm – housing allocation BL1 BL2 Lime Tree Farm deleted BL3 New housing development BL2 BL4 Open areas to be protected BL3 BL5 Areas of environmental importance BL4

CO1 Corfe Farm - housing allocation CO1 CO2 Infilling CO2

CM1 Hyde Lane – housing allocation CM1 CM2 Infilling CM2

HB1 Housing allocation west of Station Road HB1 HB2 Neroche View HB2

HE1 Henlade – employment allocation HE1

KM1 Hill Farm – housing allocation KM1 KM2 Infilling KM2

OK1 Housing allocation OK1 OK2 Infilling OK2

TV1 Cotford St Luke - housing capacity CSL1

WV1 Style Road – housing allocation WV1 WV2 Infilling WV2 WV3 Taunton Road – employment allocation WV3 WV4 Retail development WV4

Taunton Deane Local Plan

(Adopted Nov 2004)

Environmental Appraisal

Contents Page

1.0 Introduction 2

2.0 Method of Appraisal 2

3.0 Full Results of Appraisal 5

4.0 Summary of Results of Appraisal 64

5.0 Conclusion 73

1 1.0 Introduction

1.1 "Local authorities are expected to carry out a full environmental appraisal of their development plan" (PPG 12, paragraph 4.16.) The environmental appraisal of this Local Plan attempts to assess the implications of its strategy, policies and proposals in a systematic and clear fashion. The policies have been prepared against a background of research into the state of Taunton Deane's environment, and of continuous appraisal of the likely effects on that environment. It is therefore considered that environmental concerns have been integrated into the policy preparation process, in accordance with government advice, and the corporate policies of Taunton Deane Borough Council.

1.2 Carrying out the appraisal has been challenging because the environment is a term with a very wide meaning, ranging from the natural environment to buildings to quality of life, and incorporating global issues like climatic change and resource depletion. There are complex and poorly understood processes involved in environmental change, and many of these issues are interrelated. For instance, the level of road traffic clearly and directly impacts on quality of life and public safety issues, and is generally viewed as directly affecting the earth's climate through the emission of carbon dioxide and other pollutants. It is possible that there is also a direct impact on health, as rising pollution levels have been linked to the increasing incidence of asthma, although there is no scientific proof of this to date. Indirectly, increased traffic is likely to affect landscape and mineral demand, through the increased demand for new or improved roads. In turn, improving roads is believed to encourage more road traffic by increasing the ease of vehicle movement.

1.3 Because the issues are so complex, the method of carrying out the appraisal has been carefully thought out, and involves a systematic approach.

2.0 Method of Appraisal

2.1 The adopted Taunton Deane Local Plan has been subject to the same method of environmental appraisal as was used on the Deposit Draft and Revised Deposit versions. The method follows Government advice given in "Environmental Appraisal of Development Plans: A Good Practice Guide" (DOE, 1993), which emphasises the need to establish a baseline position so that the knock on effects of policies and proposals may be identified. To this end, the Borough Council produced the "Draft Taunton Deane State of the Environment Report", February 1997, which identifies suitable characteristics for categorising the environment, such as wildlife, landscape, and air quality, etc. It gives factual data on 12 such characteristics, giving a reasonable indication of the condition of the local environment. (A copy of this report is available for inspection at the Borough Council's Deane House offices.)

2.2 The same 12 characteristics were used as a basis for the environmental appraisal of the Taunton Deane Local Plan Deposit Draft, the appraisal of the Revised Deposit Plan, and in turn for this appraisal of the final version of the Plan. Whilst recognising the important interrelationships between these characteristics, the impact of the plan's policies and proposals have been assessed against each one individually. This has enabled a picture of the total impact to emerge.

2 2.3 The twelve different characteristics are as follows:-

1. Energy Efficiency

Energy used in transport and the built environment. The use of mineral fuels, such as oil or gas, is considered to be energy use. Accordingly, renewables are considered to be energy efficient.

2. Wildlife

Fauna and flora, particularly protected rare or important species and habitats. This is also referred to as biodiversity.

3. Air Quality

The level of airborne pollutants leading to harm, including the "greenhouse" gases - carbon dioxide and methane, and hazardous substances such as sulphur dioxide. Nuisances such as smells, dust or noise are assessed under liveability and amenity.

4. Water Quality and Conservation

The level of pollutants in or emitted to rivers, streams, ponds and other elements of the water environment, as well as the impact of increased water abstraction from ground water and watercourses.

5. Land and Soil Quality

The level of pollution in the land or the irreversible loss of the best and most versatile agricultural land to non-agricultural uses.

6. Minerals

The use of stone, metals and other minerals, largely in the construction of roads and buildings. The use of mineral fuels such as oil or coal is considered under energy efficiency.

7. Health and Safety

Impacts on the health or safety of people, including meeting their basic social and economic needs.

8. Liveability and Amenity

The impact on people's enjoyment of their local environment. Noise, smell and other nuisances affect liveability and amenity as do the loss of privacy to dwellings and the general pleasantness of a settlement. Impacts on health and safety and townscape are assessed separately.

9. Landscape

Effects on the semi-natural appearance of the countryside generally, particularly the more valued areas such as Areas of Outstanding Natural Beauty. Impact is largely through changes to its appearance, either beneficial or damaging. Local landscape designations are important to the distinctive character of settlements.

3 10. Townscape

The attractiveness, character and distinctiveness of the built environment, including villages and towns. Particular value is placed on the protection of conservation areas and listed buildings. Loss of open spaces, views and trees within settlements can have an important impact.

11. Heritage

Effects on the historic, scientific or cultural importance of places, buildings or other structures. Listed buildings and conservation areas have historic as well as townscape importance. Archaeological remains and geological sites have a scientific and historic importance worth protecting.

12. Building Quality

The state of repair of buildings and structures. Their appearance as such is considered under townscape.

Assessing Individual Policies, Proposals and Objectives

2.4 Each individual objective, policy and proposal of the Plan has been appraised against the twelve environmental characteristics, to assess its environmental performance. For this exercise, the performance was considered by assessing the likely impact of the policy applying compared with it not applying. For instance, the impact of a policy requiring that new housing is in a particular type of location was assessed by considering where housing would be likely to be developed in the absence of the policy. The impact of a policy on each of the environmental characteristics can be assessed as positive, neutral or negative.

2.5 Section 3 sets out the full appraisal of the Plan's objectives, strategy, policies and proposals.

Considering the Scope of Planning Policies

2.6 The method of appraisal has also involved a "scooping" exercise, which assesses the scope of the policies of the Plan, in the light of recent planning guidance, to see if they leave any gap in policy. Such guidance includes Government's national guidance in Planning Policy Guidance notes (PPGs) and Planning Policy Statements (PPSs), Regional Policy Guidance for South West England and the Somerset and Exmoor National Park Joint Structure Plan Review.

2.7 A scoping exercise was carried out in appraising the Deposit Draft Plan (published 1998), highlighting gaps in policy which were then filled by the amendment of existing policies or the provision of new policies, as appropriate, in preparing the Revised Deposit plan (published November 2000). Similar scoping of the latter plan subsequently occurred, whereby any additions to or changes in government and regional guidance and strategic policy were taken into account in preparing post inquiry modifications to the Plan (published in May 2004). Such changes include the publication of PPG13 Transport (March 2001), amendments to PPG7 (paragraphs 2.17 and 2.18) regarding protection of BMV land (March 2001), publication of PPG25 Development and Flood Risk (July 2001), RPG10 (September 2001), PPG17 Planning for Open Space, Sport and Recreation (July 2002), PPG23 Planning and Pollution Control Consultation Paper (July 2002), and Draft PPS22 Renewable Energy (January 2004). As a result of these scoping exercises it is considered that the final version of the plan is adequate in terms of the scope of its policies and proposals.

4 3.0 Full Results of Appraisal

3.1 The objectives, strategy, policies and proposals of the Plan have been appraised, using the method outlined above. The following pages set out the full appraisal item by item, in the order set out in the Local Plan.

3.2 For each item, the appraisal shows a matrix setting out the impact (a tick for beneficial, a cross for negative (adverse) impact, and blank for neutral or unknown), and any relevant comments. Any policy or proposal indicating mainly negative environmental effects is likely to be justified on economic or social grounds. The full policy wordings and justifications for policies and proposals is set out in the Local Plan itself.

5 Chapter 2 Strategy

Overall Aim

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9

Summary and Comments Implicitly or explicitly beneficial in all the environmental aspects, but much depends on the balance to be struck between the aspects when they conflict.

Objective 1 Pollution

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Widely beneficial, specifically to air, water and land, and including indirect benefits to wildlife, health and liveability.

Objective 2 Landscape quality

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Generally beneficial, although it could act against the protection of the best agricultural land. Indirect benefits likely to wildlife and the water environment. The landscape around settlements, and particularly prominent Special Landscape Features can affect views from within settlements, and so contribute to townscape.

Objective 3 Settlement character

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Protection and improvement of the character of settlements has visual, liveability and heritage benefits.

6 Objective 4 Heritage

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Direct benefit to buildings and indirect benefit to townscape by protection of historic structures. Protection and enhancement of cultural heritage contributes to liveability.

Objective 5 Biodiversity

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Indirect benefits to water quality and landscape likely through the protection of wildlife habitats, but some impact on the protection of the best agricultural land possible.

Objective 6 Conservation of non-renewable resources

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments Widely beneficial, including likely indirect benefits to wildlife, air quality, health and liveability as a result of the resource efficiency measures and reduction in burning of fossil fuels. The protection of the best agricultural land is however likely to lead to greater pressure on more visually attractive landscapes, and the most efficient urban form may involve the loss of urban green spaces and other townscape and liveability elements.

Objective 7 Travel reduction

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Widespread benefits, including indirect ones as a result of the consequent reduction in the need to build or improve roads, car parks and other car related infrastructure. May lead to loss of attractive features through town cramming. However, this is balanced by the visual benefits of an

7 emphasis on converting and maintaining traditional buildings in town centres for high density living, rather than on low density suburban building.

Objective 8 Sustainable transport

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Widespread benefits, including indirect ones as a result of the consequent reduction in the need to build or improve roads, car parks and other car related infrastructure.

Objective 9 Design

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Visual benefits.

Objective 10 Waste

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Beneficial through the reduction of raw materials needed and reduced energy use. Uncertain impact on landscape as there would be reduced tipping but more recycling plants built. Should protect old quarries with geological and wildlife interest. Reduced tipping should give benefits to soil.

Objective 11 Efficient use of land and maximising benefits of its development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Benefits from making the best use of land, avoiding countryside development and the travel reduction likely to arise from development within settlements. Uncertain impact on townscape, as

8 may lead to loss of attractive features through town cramming, but this is balanced by the visual benefits of converting and maintaining traditional buildings in town centres for high density living.

Objective 12 Amenity, hea lth and safety

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Amenity, health and safety are partly dependant on quality of landscape, townscape, liveability, air and water, so an objective to improve the former should benefit the latter.

Objective 13 Housing needs

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments Strong benefits to health through reduced homelessness and other housing problems, but the building of houses will lead to greater use of minerals and water and probably cause greater landscape impact and loss of the best agricultural land.

Objective 14 Access to and provision of community and recreational facilities

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Beneficial as a result of readier access to facilities and the likely reduction in travel as facilities are closer to people's homes. Protection of recreational open space would also have townscape benefits.

Objective 15 Public opinion

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments Impact uncertain, although public opinion tends to favour environmental protection over development in general.

9

Objective 16 Economic prosperity and diversity and access to employment

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8 9

Summary and Comments Important health benefits through the improved standards of living which generally go with economic growth, particularly with the objective's emphasis on the whole community. However, economic growth leads to the use of more raw materials and water and often has an impact on landscape. However, economic prosperity, particularly of established employers, promotes greater investment in and maintenance of buildings.

Objective 17 Economic viability and self-sufficiency of settlements and rural areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 8 8 9

Summary and Comments Generally beneficial, including the direct health benefits of increased employment and the indirect energy and air benefits of reduced commuting. However, there are likely to be some adverse impacts on landscape, townscape, heritage, water and soil due to resulting development in the smaller settlements and rural areas.

Objective 18 Access to shopping

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Provision of shopping facilities accessible to those without a car should reduce travel, with consequent benefits to energy and air. People's health should benefit from improved, safer access, and the environment of local shopping centres should benefit.

Objective 19 Town centre vitality and viability

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

10 Summary and Comments Vibrant and economically successful town centres have travel reduction, visual and liveability benefits. Quality and maintenance of buildings should improve, with benefits to heritage and buildings.

Strategy statement 1 Location of most development at Taunton

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Taunton is the largest town and employment centre in Somerset, providing a range of services. Accordingly, a strategy of concentrating development at Taunton is most likely to minimise travel and road building and increase the effectiveness of public transport and cycling as alternatives to the car. The location is relatively less important in landscape terms than the more rural areas, but has higher grade agricultural land.

Strategy Statement 2 Location of significant proportion of development at Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Wellington is a small town but has an appreciable level of employment, shopping and other services. Accordingly, development there is likely to lead to less travel than in more rural locations, although there is a danger of more commuting to Taunton arising. Agricultural land quality is relatively high around the town. Its landscape setting is fairly sensitive, but dispersal of development elsewhere could similarly affect the landscape.

Strategy Statement 3 Rural economic development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Ensuring the availability of work and services in rural areas should help to limit commuting into the larger settlements, but also retain the viability of rural communities, with indirect health and buildings benefits. The policy includes safeguards such as "sensitive" and "small scale" to protect the landscape.

11 Strategy Statement 4 Rural housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Restricting the amount of housing in rural areas is likely to minimise travel for many purposes, for the reasons set out in strategy statements 1 and 2.

Strategy Statement 5 Development on under- used sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Important visual, travel and other benefits both from the developments themselves and from reduced developments elsewhere.

Strategy Statement 6 Major greenfield sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The larger scale developments are more able to provide for their own community facilities, with health, liveability and travel benefits. The concentration of development in a few locations should, in general, have less visual impact than a spread of development.

Strategy Statement 7 High density employers

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The location of travel generators has a profound impact on travel patterns. Town centres have the widest range of public transport facilities, and are within walking and cycling distance of most of the population, so will ensure the minimum car travel. Concentrating development will help the vitality and viability of the centres. Public transport corridors are less sustainable locations, but have significant travel advantages over other sites.

12 Strategy Statement 8 Freight traffic generators

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Where the main traffic impact of development arises from freight, locating close to the main road network will ensure that residential or other sensitive areas do not suffer from heavy traffic. The encouragement of rail freight would have energy and air quality benefits, but the level of such transport likely to arise is uncertain.

Strategy Statement 9 Reten tion of open spaces and green wedges i n settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Green wedges and open spaces have visual, health and leisure/amenity benefits.

Strategy Statement 10 Sustainable transport

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Beneficial through reduced travel impact, particularly car use.

Policy S1 General requirements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9

Summary and Comments Very widespread benefits, due to wide-ranging nature of policy, applying to all developments and covering the wide range of environmental impacts.

13 Policy S2 Design

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9

Summary and Comments Widespread benefits. The reference to making full and effective use of the site which might include utilising existing structures and buildings, accounts for the benefits to minerals, soil and buildings. The policy now includes a criterion promoting energy efficiency, so there are direct energy benefits.

Policy S3 Mixed use developments

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Benefits through likely reduced travel and improvements in vitality from certain uses. The policy has regard to the need for compatible uses, benefiting liveability.

Policy S4 Rural centres

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Generally beneficial.

Policy S5 Villages

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Very beneficial, in conjunction with countryside policy (eg. policy S7). Specific regard for social and economic viability (health), environmental quality (visual/heritage issues) and travel implications.

14 Policy S6 Cotford St. Luke defined as a new village

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The design and layout of the new village should benefit health and liveability through provision of traffic calmed roads, comprehensive cycling and pedestrian facilities, community, shopping and leisure provision and public open space. Notwithstanding this, development is likely to increase car travel to Taunton.

Retention and incorporation of historic buildings, particularly the large hall and church, and reuse of salvaged materials are benefits for heritage, buildings and minerals. Use of the low lying, previously developed site are benefits for soil and landscape.

Policy S7 Outside settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Very positive, particularly regarding travel implications. Specific mention of landscape and rural economy (health) issues. Would tend to result in more conversions, benefiting buildings.

Policy S8 Protection of the Best and Most Versatile Agricultural Land

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8

Summary and Comments There are clearly benefits to soil. However, the policy potentially increases development pressure on land within the limits of a settlement, (giving a slight disbenefit to townscape), and on poorer quality agricultural land which may be of value to the landscape, amenity, heritage and/or wildlife. However, as the policy recognises that there may be overriding sustainability benefits of not developing the latter land it is considered that the overall impact on such issues is neutral.

Policy S9 Taunton Town Centre: support for proposals which would enhance its sub- regional role and environment

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

15

Summary and Comments The policy supports development of sites within the sustainable, accessible town centre location which offer regeneration opportunities, (typically brownfield sites such as Firepool and Tangier), and thus has travel (energy and air) and soil benefits. The emphasis (in the supporting text) on environmental enhancement and making the town centre appear to be a prosperous, vibrant place to live and visit will provide economic health, liveability and townscape benefits, and increase the likelihood of maintenance of buildings.

16 Chapter 3 Housing

Policy H1 Phasing of new housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

The priority given to development on previously developed brownfield sites before greenfield means that the benefits are similar to those applying to strategy statement 5 to maximise development on previously developed land. The aim to maintain a sufficient supply of land for housing has positive health implications.

Policy H2 Housing in settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Widely beneficial, both on visual impact and the travel implications of location and design (with consequent air and energy benefits). The policy promotes increased development density, so helping to reduce loss of agricultural land, and also having benefits regarding use of minerals. Improved living conditions for residents of new housing areas should arise from the emphasis on design. There is likely to be better long term maintenance of well designed new housing, with benefits for building quality. The specific promotion of low-cost housing types is a benefit to health.

Policy H3 Residential conversions in town centres

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Travel reduction benefits should arise from increasing the numbers of people living in the town centres, along with an improvement in the evening environment. Additional benefits should arise through a reduced amount of greenfield allocations, and the finding of uses for vacant buildings.

Policy H4 Conversion of houses to, or construction of, flats or other types of self- contained accommodation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9 17

Summary and Comments The policy promotes relatively high density development within settlements, so helping to reduce greenfield allocations, with travel, soil, wildlife, and landscape benefits. The promotion of conversions, which helps to find uses for vacant buildings, has minerals, buildings, heritage and townscape benefits.

Policy H5 Conversion of houses to bedsits, hostels or other types of non self-contained accommodation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Again the policy would tend to promote relatively high density development within settlements, by conversions, and therefore has similar benefits to policy H4. There are specific criteria to safeguard against noise, disturbance and other problems often associated with this type of accommodation, so no adverse impact is given under liveability. There is a benefit to health because this type of accommodation is relatively affordable, meeting social needs, and there is a requirement for safe access by bus or on foot to a town, local or rural centre.

Policy H6 Town centre housing

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The protection of allocated housing sites should help with travel reduction and maintaining the liveability of the town centre.

Policy H7 Conversion of rural buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments There is a relatively restrictive approach to residential conversions in the open countryside, but there is no longer a requirement for convenient access by foot, cycle or public transport to a settlement, so it is considered that the impact on travel, and hence air quality and energy conservation, is neutral. There are expected to be visual benefits by limiting the suburbanisation of the rural areas.

18 Policy H8 Replacement dwellings outsi d e settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The policy will help to ensure that replacement dwellings outside settlements are not unduly increased in size, so minimising travel. The policy will also help to minimise mineral use in new buildings, and to protect the landscape from inappropriate designs.

Policies H9-H11 Affordable housing

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 8

Summary and Comments Significant benefits to health through the planning process delivering affordable housing. The visual impact of exceptions sites is likely to be harmful in general, as they are in non- allocated areas for new housing. However, these problems are outweighed by benefits to health and the vitality of villages, and are limited by the small number of sites likely to be developed.

Policies H12 and H13 Agriculture or forestry workers

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The exception to the normal strict control of new dwellings in the open countryside will benefit agriculture, and therefore have indirect health benefits for agricultural employees. The strict tests of need and the imposition of conditions will ensure that the level of new development is commensurate with the need, with travel and landscape benefits arising.

Policy H14 Gypsy and traveller sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

19 Summary and Comments Provides health benefits to gypsies whilst protecting the character of the countryside and minimising travel to facilities. The detailed requirements will ensure a reasonable living environment within the sites.

Policy H15 Sites for travelling showpeople

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Provides health benefits to travelling showpeople whilst protecting landscape and townscape interests and minimising travel to facilities. The detailed requirements will ensure a reasonable environment within the sites.

Policy H16 Residential care homes

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Beneficial to travel reduction objectives (with consequent air quality and energy conservation benefits) through the need to be close to facilities. The provision of these necessary services will benefit health and liveability for those in need of them. The limitation to sites within the settlement limits or appropriate conversions will benefit landscape and soil quality.

Policy H17 Ex tensions to dwellings

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Beneficial to the visual environment and the amenity of neighbours.

Policy H18 Ancillary accommodation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Beneficial to the visual environment and the amenity of neighbours.

20 Policy H19 Designing out crime

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 

Summary and Comments Reduction in crime levels will improve health and liveability.

21 Chapter 4 Economy

Policy EC1 Employment development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The policy guides new business, industry and warehousing development to locations which minimise their travel implications. Restriction of large scale office development to the towns, will particularly help since such locations are relatively well served by non-car transport modes, particularly public transport. Freight related development is permitted close to major road or rail links. This will have air and energy conservation benefits and protect amenity and safety in residential areas. The criterion on AONBs is a benefit for landscape.

Policy EC2 Expansion of existing firms

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The policy could allow economic benefits to prevail over environmental factors, but the requirement for mitigating measures should prevent undue harm.

Policy EC3 Extension of e x isting employment estates

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The policy provides economic benefits (positive health implications) by helping ensure against short term deficiencies in availability of strategically located employment sites readily capable of development. The policy requires that development would not result in significant adverse environmental or amenity impact, which should help to prevent disbenefits.

Policy EC4 Working from home

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

22 Summary and Comments The policy will permit employment generation in residential areas which respects the character of those areas. Accordingly, there are likely to be travel benefits, helping to reduce air pollution and energy use, coupled with protection of residential amenity. The increased access to employment for some people should have indirect health benefits. If the policy reduces the need for employment buildings, a reduction in mineral use will also arise.

Policy EC5 Development control policy for Culmhead

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Requirements to keep the employment and visitor generation to relatively low levels and to seek improvements to public transport accessibility to this remote area, should prevent energy disadvantages. Requirements for significant visual improvements such as landscaping and removal of unsightly structures, and prevention of light pollution, are landscape, health and liveability benefits. The promotion of conversion and reuse of buildings affords minerals and buildings benefits.

Policy EC6 Conversion of rural buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The benefits to the rural economy should promote health and help to reduce travel, by making more jobs available close to rural residents. The reuse of existing buildings is likely to protect heritage interests by providing a viable use for some historic buildings at risk of dereliction. The criteria will protect the visual and other environmental characteristics which may be affected.

Policy EC7 Rural employment proposals

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The benefits to the rural economy should promote health and help to reduce travel, by making more jobs available close to rural residents. The criteria will prevent harm to the amenity of nearby residents. There is likely to be a greater loss of agricultural land.

23 Policy EC8 Farm diversification

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The benefits to the rural economy should promote health and help to reduce travel, by making more jobs available close to rural residents and helping to maintain the agricultural sector in particular.

Policy EC9 Loss of emplo y ment land

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8 9 9 9 9

Summary and Comments The policy will allow proposals giving economic (health) disadvantages, where they are outweighed by benefits overall. The possible benefits are varied. For example, the benefit to liveability might arise from relocation of a bad neighbour use.

Policy EC10 Accessibility of New Development -Major Travel Generators

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Widely beneficial. Car travel reduction likely, and therefore air quality and energy conservation benefits, through giving priority to town centre sites, applying the sequential test, and stipulating that out of centre locations are, or can be made, accessible by a choice of means of transport. The policy will also retain access to key town centre uses like shopping and leisure for a wider section of the community, with health benefits. A lively town centre economy should have benefits to the appearance and repair of buildings in the town centre.

Policy EC11 Local service provision within Taunton and Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Widely beneficial. A reduction in travel , and therefore air quality and energy conservation benefits, are likely to result from concentrating the towns’ local services within existing centres. This will help

24 to reinforce their viability and the likelihood of maintenance/enhancement of shops; (benefits to liveability, townscape and buildings.)

Policy EC12 Major proposals for retail development and other key town centre uses in Taunton and Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The restrictions will protect the viability and vitality of town centres, with travel, economic, visual, liveability and buildings benefits in the town centres.

Policy EC13 Restrictions on unit size and range of goods to be sold

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The possible restrictions will protect the viability and vitality of town centres, with visual, liveability and buildings benefits in the town centres. The restriction to goods appropriate to out of town centre locations should also have car travel reduction benefits.

Policy EC14 Creation of more modern retail floorspace by the amalgamation of existing units, refurbishment or redevelopment

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Beneficial through reinforcing existing retail centres, and utilising existing buildings, with health, liveability, buildings and travel benefits. Lower case text refers to the need to respect conservation area, design and listed building concerns; (townscape and heritage benefits.)

Policy EC15 Shopping and service facilities serving associated settlements, rural centres and villages

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

25 Summary and Comments Beneficial through support for rural social facilities, with health, liveability and travel benefits. Restriction of new rural services to defined settlements (criterion A), and restriction on loss of services within walking distance of a settlement (see criterion C and lower case text) will particularly have travel reduction benefits.

Policy EC16 New and altered shop fronts

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments. Beneficial to town and local centre attractiveness, with likely longer term benefits to the repair of buildings.

Policy EC17 Shop front security

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments. Beneficial to town and local centre attractiveness and character (townscape, heritage and liveability). Likely to have longer term benefits to the viability of businesses and repair of buildings; (health and buildings).

Policy EC18 Upper floors of shops

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Very beneficial through support for town centre development with potential economic, environmental, travel and other benefits.

Policy EC19 Farm shops

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

26 Summary and Comments Likely to increase car travel, but would give benefits to the rural economy, particularly to farm viability, with health benefits. There is likely to be some beneficial impact on building maintenance.

Policy EC20 Garden centres

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Policy will guide new garden centres to the locations with least landscape impact and most likely to be accessible for non car modes of transport.

Policy EC21 Tourist and recreation attractions

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Beneficial, allowing employment generation in settlements and occasionally in more rural areas, but protecting the local environment and helping to minimise travel.

Policy EC22 Land west of Bishops Lydeard Station

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Beneficial through economic benefits. Retention and sensitive reuse of the station buildings would benefit heritage, buildings and minerals. Car traffic is likely to be attracted. However, the policy will help support the railway, a sustainable mode of transport, and no housing or other supporting development would be permitted, so on balance there are no energy or air disadvantages.

Policy EC23 Hotels and Permanently Built Tourist Accommodation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9  9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Beneficial through economic benefits (health) and location within settlements only, (which helps to protect agricultural land.) While such development is likely to attract a significant number of trips,

27 the policy requires that it is accessible by non-car modes. The provision of permanently built tourist accommodation is beneficial in terms of building quality.

Policy EC24 Caravans and holiday chalets

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Economic benefits, with landscape protection criteria specified. The specific requirement against location in a flood plain or area at high risk of flooding will help to maintain safety (health).

Policy EC25 Touring caravan and camping sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Economic benefits, with landscape protection criteria specified. The location of new sites may lead to increased car travel and use of higher grade agricultural land. The specific requirement against location in a flood plain or area at high risk of flooding will help to maintain safety (health).

Policy EC26 Outdoor advertisements and signs

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments There are public safety and visual benefits. Criterion B helps to safeguard heritage interests.

28 Chapter 5 Movement

Policies M1-M3 Transport, access, circulation and parking requirements of new non- residential development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Comments and Developments Significant benefits from this central aspect of the transport and land use strategy. It will act to promote alternatives to car travel and to improve the design of new developments, particularly in the town centre. The consequential reduction in car travel will benefit air quality and energy conservation, and improve liveability and safety in the urban areas in particular. Reduced car parking will allow higher density and more attractive developments and should permit lower levels of greenfield development. This is likely to help to reduce use of minerals for road and house building. Requirements for safe access, particularly for the disabled, will benefit health.

Policy M4 Residential Parking Requirements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Comments and Developments Benefits for energy and air, since the policy encourages provision of housing designed to reduce car dependency, permits car free housing, and specifically seeks it in appropriate locations. Specific provision for cycle parking or storage is required. The policy requires consideration of the impact of parking provision on urban design, with benefits to townscape.

Policy M5 Cycle facilities provision

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The cycle elements of the strategy provide the bulk of the transfer from car journeys, and as a result have major car travel reduction benefits, including air quality, energy efficiency, highway safety, amenity and reduced impact of cars on the built environment.

29 Policy M6 Traffic calming

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Comments and Developments Traffic calming of existing streets would have amenity and safety benefits and the criteria should ensure adequate attention to visual and other impacts. There may also be benefits to air quality and energy efficiency if the impact is to encourage more walking and cycling, although this is likely to be a relatively minor effect.

30 Chapter 6 Community

Policy C1 Education provision for new housing

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The provision of adequate educational facilities with development will ensure access to education in better facilities than might otherwise be the case. This is likely to have some long term physical health benefits and should minimise the use of temporary classrooms. The benefits are primarily social, however.

Policy C2 Reserved school sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The reservation of these sites will allow the schools to expand to deal with increased demand. The provision of more local education will allow people to enter a more local school, with travel reduction advantages. The social benefit of improved access to education should have a long term health benefit.

Policy C3 Protection of recreational facilities

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The protection of recreational facilities, including public open space, will primarily have social benefits (reflected in the health and liveability benefits). Retention of local recreational facilities and a network open space will also help to reduce travel needs. Benefits to air reflect the fact that without protection of open space, close to residential areas within towns, it is more likely that the land would be used for a polluting use.

Policy C4 Standards of provision of recreational open space

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

31

Summary and Comments Widespread benefits through improved access to facilities for new and existing residents, consequent reduction in travel requirement, and contribution to visual attractiveness of new residential areas. Some loss of agricultural land possible.

Policy C5 Sports Facilities

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The policy should ensure that sports facilities are provided in relatively accessible locations, and not just by car, with health benefits to all. The need to demonstrate use of a countryside location will bring soil benefits.

Policy C6 Public rights of way

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Recreational benefits.

Policy C7 Blackdown Hills Ridge Route

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Primarily recreational benefits.

Policy C8 Development affecting disused railway tracks and canals

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments. Beneficial in recreational, wildlife and travel objectives, as unbroken corridors in settlements and the countryside can provide wildlife corridors as well as pleasant and direct routes for walkers and

32 cyclists. The visual impact of such features is generally beneficial and they are often of historic importance.

Policy C9 Horse riding and riding establishments

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Beneficial to landscape quality by minimising the impact of such developments. The highway requirements should benefit road safety.

Policy C10 Golf

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The requirements will minimise the landscape and other impacts of any proposals, and ensure wildlife protection and enhancement. Water conservation is a specific criterion.

Policy C11 Power lines

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Visual and health benefits.

Policy C12 Renewable Energy

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments Positively worded policy for renewable energy sources, with benefits to energy and air. The policy takes account of the effects of development and mitigation measures, so there should not be significant disbenefits.

33 Policy C13 Wind Turbines

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Generally restrictive policy will protect landscape quality at the expense of energy efficiency and air quality.

Policy C14 Large telecommunications masts

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The need to consider environmentally sensitive sites, including mast sharing, will help to minimise landscape and townscape impact.

Policy C15 Satellite antennae

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The policy will minimise the impact of new antennae on the character of buildings and street scenes.

Policy C16 Utility developments

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The policy will ensure minimum landscape impact and protects amenity and safety.

34 Chapter 7 Environment Policy EN1- EN3 Protection of wildlife sites and local wildlife and geological interests

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8

Summary and Comments These policies protect sites of international and national importance for wildlife, as well as local wildlife/geological interests. Accordingly their protection will have major wildlife benefits. There are also likely to be other benefits arising as many of the sites are environmentally important for other reasons, such as the unique landscape of the Somerset Levels. The protection afforded to water habitats, such as the River Tone, a County Wildlife Site, explains the benefit to water. The protection of SSSIs and geological sites, which are of scientific importance, explains the benefit to heritage. The impact on building quality may be negative where wildlife interest makes repair more expensive or difficult.

Policy EN4 Wildlife in buildings to be converted or demolished

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8

Summary and Comments This policy will help to ensure the continued availability of nesting/roosting sites for bats, owls, swallows, swifts and/or house martins. There are slight disadvantages to buildings in the short term, in that demolition of structurally unsound buildings may be delayed, or minor dilapidated buildings may be retained to provide alternative nesting/roosting sites.

Policy EN5 Protected species

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Clear wildlife benefits with indirect benefits to air and water from protection of treed and aquatic habitats. Visual benefits from protection of attractive habitats.

Policy EN6-9 Protection and planting of trees, woodlands (including Ancient Woodlands), orchards, historic parklands and hedgerows

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 35 Summary and Comments Hedgerows, woodlands, orchards and trees are crucially important to the visual character and attractiveness of the countryside and many settlements, with an important role as wildlife habitats. Old examples, and Ancient Woodlands and historic parklands, are also important in terms of heritage. The presence of hedgerows can prevent soil erosion and reduce water run-off. Trees act as sinks for CO2 and therefore are beneficial to air quality.

Policy EN10 Areas of Outstanding Natural Beauty

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Beneficial to the appearance of nationally important landscapes, and with likely wildlife benefits because AONBs in Taunton Deane are also of major ecological importance. However, as these hills generally have a lower agricultural value than other parts of the Borough, there is a likely soil quality disadvantage.

Policy EN11 Special Landscape Features

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Visual benefits, including the character of the countryside and of the settlements close to them.

Policy EN12 Landscape Character Areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Beneficial to the appearance and character of the landscape of the entire Borough, including the smaller settlements. The choice of appropriate native trees in landscaping schemes will help wildlife interest.

Policy EN13 Green wedges

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 Summary and Comments 36 Green wedges provide an important benefit to the character of Taunton and Wellington and neighbouring villages. The main green wedges are river or stream corridors so there are likely to be wildlife and water quality benefits. There is a potential soil disadvantage because protection of green wedges may place greater pressure on higher grade agricultural land elsewhere.

Policy EN14 Conservation Areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The policy will protect the heritage and visual quality of the designated conservation areas, which represent important parts of the built environment. The policy would favour development which preserves historic buildings and structures, which explains the benefit to buildings.

Policy EN15 Demolition affecting Conservation Areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 8

Policy EN16 Listed Buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Visual and cultural benefits from both policies.

Policy EN17 Changes to a Listed Building

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 8

Summary and Comments Generally beneficial to visual and heritage interests, but could inhibit improvements to energy efficiency and maintenance.

37 Policy EN18 Demolition of Listed Buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 8

Summary and Comments Generally beneficial to settlement character and heritage but maintenance of older buildings can be more expensive. Should reduce use of minerals in new development slightly.

Policy EN19 Recording of Listed Buildings affected by development and salvage of important building materials

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Minor benefit to heritage from recording before demolition. The reuse of materials will reduce use of new minerals and improve the character and appearance of new development.

Policy EN20 Parks and gardens of special historic interest

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Visual and heritage benefits.

Policies EN21-23 Protection of archaeological remains

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments Heritage benefits from the protection or recording of archaeological remains. The reference to character and setting will help to protect townscape and landscape character.

38 Policy EN24 Urban Open Space

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The protection of open space has strong recreational, amenity, visual and some wildlife, benefits. Slight benefits to air reflect the potential for protection or planting of trees within or around such areas. There is a slight soil disadvantage because protection of urban open space may place greater pressure on high grade agricultural land elsewhere.

Policy EN25 The water environment

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The water environment provides strong visual, historic and wildlife benefits, and the policy protects these. Development which maximises the benefits of a waterside location is likely to provide a more attractive and liveable environment for occupiers.

Policy EN26-27 Protection of water resources

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The protection of the quantity and quality of water in the water environment will have strong wildlife and health benefits, and help to safeguard the quality of agricultural land.

Policy EN28 Development and Flood risk

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Beneficial to human health and buildings by giving priority to land with little or no risk of flooding for development, and to wildlife from giving lowest priority to functional floodplains which tend to be important for wildlife. Flood plains, notably those close to Taunton, are often visually important open areas, so landscape and townscape benefits also arise from their protection. Some benefit

39 to soil because, regarding land at high risk of flooding, preference is given to developed over undeveloped and sparsely developed areas in the selection of sites for development.

Policy EN29 Flooding due to development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The policy will help to protect people and property from the risk of flooding, with health and buildings benefits. There are likely to be landscape , townscape, amenity and wildlife benefits from use of sustainable drainage systems such as provision of appropriately designed and landscaped flood lagoons. Some benefits to water quality because attenuation of run off will help to reduce erosion of agricultural land and consequent release of pollutants into the water environment.

Policy EN30 Hazardous substances

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The requirements of the policy will help to ensure that adequate precautions are taken against release of noxious or dangerous substances.

Policy EN31 Development near hazardous substances

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The policy will help to ensure that new developments are not sited in dangerous areas, with benefits to health and buildings.

Policy EN32 Contaminated land

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

40 Summary and Comments. The policy will protect the health of potential occupiers of developments on previously contaminated land. The requirements of the policy will help to protect water and soil quality in particular, with wildlife benefits.

Policy EN33 Building waste

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The reduction of waste being moved from development sites will reduce both traffic, tipping and landfill elsewhere (energy, air, water, soil, wildlife and landscape benefits) and should reduce the need for primary material (minerals and landscape benefits.)

Policy EN34 Control of external lighting

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The more efficient use of lighting should help to increase energy efficiency. The policy includes references to minimising impact on road safety and amenity, and to avoiding illumination of off-site areas, which will have health, liveability, landscape and townscape benefits.

41 Chapter 8 Taunton

Policy T1 Extent of Taunton

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The policy is unlikely, in itself, to have any impact. It merely clarifies what the associated settlements included as part of Taunton, are.

Policy T2 Tangier development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The allocation will promote the development of a large, under used, previously developed site on the edge of the town centre. There should be major travel benefits compared with other sites, leading to lower air pollution and energy use. The loss of long term car parking and the provision of non - car transport infrastructure will make this even more pronounced. There is a possibility of soil contamination from past uses and the policy ensures that any such problems are dealt with. The employment generated will have indirect health benefits, as will the affordable housing. The area is currently unattractive, and development will improve its appearance, particularly with the landscaping requirements. These should also benefit wildlife, as the river is a County Wildlife Site. The Inner Relief Road is aimed at rerouting traffic from the main shopping centre, with townscape and health benefits. The likely archaeological heritage can be adequately dealt with once the necessary survey has been completed. Flood risk issues will need to be addressed, and the policy requires provision of flood mitigation works.

Policy T3 Firepool development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Firepool is a large under used area close to the town centre and the railway station. Its development is likely to have soil and major travel reduction benefits, with air quality and energy efficiency benefits as a result. These will generally be enhanced by the transport requirements which promote alternatives to the car, both for people and goods, although a number of highway improvements may also be necessary. The contamination survey will ensure that any pollution impact from contaminated soil is minimised. The economic development content will provide indirect health benefits and the provision of an improved livestock market will particularly benefit the agricultural economy. The affordable housing will also be a major health benefit. While development is proposed close to the railway a noise nuisance analysis and remedial measures 42 should prevent noise problems. The area is largely unattractive and accordingly there are likely to be visual improvements, reinforced by the landscaping and open space provision. This would benefit liveability, and should also protect the wildlife value of the river and canal, both County Wildlife Sites. The archaeological survey will ensure the necessary works to safeguard heritage interests. The relocation of the rugby club to land at Hyde Lane is not considered to have had significant adverse impact, where siting and design has helped to reduce impact on the green wedge. Impact of relocation of the livestock market will depend on the relocation site.

Policies T4-T7 Norton Fitzwarren development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Overall, the allocation is considered to be generally beneficial. The impact on energy use and air pollution from traffic generation is likely to be comparatively good, as the site is on a reasonable bus route into Taunton and the provision of bus and cycle measures is required. The whole site is brownfield, with clear soil benefits. Redevelopment of the trading estate, containing ageing buildings, has buildings and visual benefits. There are unlikely to be any significant landscape impacts. The improvement to health and liveability arises from the protection afforded by the proposed flood alleviation scheme , provision of affordable houses, traffic calming near the Primary School, provision of public open space, and community development. Water quality can be protected.

Policy T8-T12 Monkton Heathfield development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 9 9

Summary and Comments The site performs reasonably in relation to traffic reduction, as it is on a good bus route into Taunton and Bridgwater and will provide measures for buses and cyclists. This will benefit air quality and energy efficiency. The protection of the wildlife value of Dyer's Brook, as a local nature reserve, is a wildlife benefit. Most of the site is of limited wildlife interest. The removal of through traffic from, and traffic calming on, the A38 and A3259, and provision of a range of facilities and affordable housing will have major health and liveability benefits. The development will have some landscape impact, but this is considered to be less than would apply to other sites which have not been allocated.

Policy T13 East of Silk Mills Road housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8 8

43 Summary and Comments The development is considered to be neutral in terms of travel generation, as it is on a priority bus route and within cycling distance of the town centre. The incorporation of affordable housing will benefit health. The loss of the green wedge in this area, combined with the comprehensive development at Norton Fitzwarren, will result in the effective joining of Norton Fitzwarren and Taunton. This will have some impact on the character of the area, although the effect is not considered too harmful.

Policy T14 Priorswood Road mixed use development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The redevelopment of this unattractive yard will have visual benefit. It is well related to the town centre by bus and cycle, so has travel benefits. The incorporation of affordable housing and employment uses will have an indirect health benefit, and the landscaping requirements should enhance the setting of the historic canal.

Policy T15(A) Hamilton Road

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The site is close to the town centre, on a good bus route, with clear travel reduction benefits. The incorporation of affordable housing will be a health benefit. Redevelopment of the bus depot, nearing the end of its useful life, will give townscape benefits. The requirement for a contaminated land survey should help to prevent adverse effects.

Policy T15(B) Princess Margaret School housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The development of this site is likely to have energy and air quality benefits because of the lower level of travel generation likely due to its reasonably central location. There is not expected to be significant visual or other impacts. The incorporation of affordable housing will lead to health benefits.

44 Policy T15(C) St James Street Garage housing development

Criteria Energy Wildlife Air Water Soil Minerals

 Impact 9  9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The development of this central site should have clear travel reduction benefits and the incorporation of affordable housing will improve health levels generally. The site is a prominent one which is currently unattractive and an appropriate development will be a visual improvement.

Policy T15(D) Somerset Place housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The development of this site within the central area should have clear travel reduction benefits. The replacement of the existing run down garages would be a visual benefit.

Policy T15(E) Dabinett Close housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8

Summary and Comments The site is some distance from the town centre, but a reasonable bus service runs through Norton Fitzwarren, so the travel impact is expected to be neutral on balance. The site comprises what was formerly part of the Norton Camp Hill Special Landscape Feature and has no existing containment, so some landscape impact is likely. However, on balance, this is considered to be acceptable.

Policy T15(F) Upper High Street housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 

Summary and Comments The development of this central site, on which no car parking can be provided, will have clear travel reduction benefits. The site is currently unattractive, having been used for billboards, and there will be a visual benefit.

45 Policy T15(G) Gatchell Ho u se housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The location of the site, at some distance from the town centre and not on a good bus route, means that there is likely to be a travel generation above average. However, given the small scale of the proposal and the lack of other environmental impacts, the allocation is considered acceptable. The incorporation of affordable housing will lead to health benefits, but against this the sports club's facilities would be lost. However, the approved planning consent for the site requires contributions towards sports development elsewhere in the Borough.

Policy T15(H) The Uppers Playing Field, Greeenway Road

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9  8

Summary and Comments Though some distance from the town centre the site is on a good bus route to it, so travel impact is considered to be neutral. The incorporation of affordable housing , and requirement for provision of alternative sports pitches for community use will lead to health benefits. There will be some impact on townscape since views of the site (currently playing fields) from Greenway Road will be affected, although the frontage row of horse chestnut trees would be retained. Retention of the trees and provision of a drainage balancing pond could be of some benefit to wildlife, but the site is not of particular wildlife significance, and the impact would not be great.

Policy T16 East of Crown Industrial Estate employment development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments The site’s development will have general health benefits through increased availability of employment on a range of sites. Whilst the site will have some visual impact, impinging on views across the proposed Green Wedge and the setting of Creechbarrow Hill, the impact is considered to be acceptable on balance.

46 Policy T17 South of Priorswood concrete works employment development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The location of the site, within the central area and very close to the railway station, means that travel reduction benefits will arise from the use proposed. The employment creation will have a positive health spinoff, while visual improvement will arise from the development.

Policy T18 West of Courtlands Farm, Norton Fitzwa rren employment development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments On balance, with sensitive design and landscaping, the site is not considered to have any significant environmental impact. The health benefit arises from the employment creation.

Policy T19 Primary shopping area

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments Contribution to maintaining the shopping core of the town centre should help both travel and economic objectives and retain visual interest and standard of maintenance of town centre buildings. Direct reference to restoration of a listed building explains the heritage benefit.

Policy T20 Restrictions on change of use from food and drink establishments in primary shopping area

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9  9

Summary and Comments The over dominance of financial services in a shopping street can reduce its efficiency and attractiveness for shopping, and the cumulative effect could harm the vitality and viability of the primary shopping area. Accordingly, there should be economic, visual and travel benefits.

47 Policy T21 Secondary sho p ping areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The economic health of the secondary shopping centres is an important aspect of the overall town centre economy and the policy should therefore have travel reduction and visual benefits. Better maintenance of buildings is more likely in economically healthy centres.

Policy T22 Diversity in the town centre

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Should help town centre economy with travel and liveability benefits.

Policy T23 The Crescent retail development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The development of this site will have major travel reduction benefits, being well related to the prime shopping frontage, the bus station and to a concentration of office employment. It will provide a major economic benefit to the town centre as a whole, with health, liveability, buildings and visual benefits. There are specific requirements for an archaeological survey, and to preserve or enhance the setting of the Conservation Area and listed buildings.

Policy T24 Wood Street mixed use town centre redevelopment allocation: (food and non food retail, leisure office and residential uses)

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9  9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The development of this site will have major travel reduction benefits, being well related to the prime shopping frontage and close to the town centre with high accessibility by bus. It will provide a major economic benefit to the town centre as a whole, with health, liveability and visual benefits,

48 including enhancement of an untidy site. While the site is an Area of High Archaeological Interest, the requirement for an archaeological investigation should prevent heritage disbenefits.

Policy T25 Local shopping centres: impact of proposals for changes of use on vitality and viability

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments The protection of the vitality and viability of local shopping centres should reduce travel and ensure access to shopping for many people. This should also help to encourage continued repair and renewal of the local centres, with visual and building quality benefits

Policy T26 Development preventing the achievement of transport policies

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The transport proposals as a whole have widespread benefits from travel reduction, reducing demand for minerals for roads, to improved safety and amenity and the protection and enhancement of the built environment. Accordingly, the policy is important to ensuring that the strategy is implemented.

Policy T27 Bus facilities provision

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The bus related aspect of the strategy is important to car use reduction, and accordingly will have travel reduction benefits, including improved safety and amenity and the protection and enhancement of the built environment.

Policy T28 Park and ride sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

49 Summary and Comments The benefits of a park and ride service are primarily felt within the urban areas, as a result of the reduction in car journeys from outside towns heading towards their centres. However, research indicates that some of the users are attracted away from existing bus services, with the result that car travel outside the urban areas can actually increase. On balance, as the sites proposed are not on the best bus routes, and are likely to serve a reasonably scattered population, the car travel implications are expected to be neutral. Benefits to safety, amenity and the quality of the built environment are considered likely. The need to build a large surface level car park at each site merely replaces the need for similar provision in the town centre, so the mineral use implications are expected to be neutral.

Policy T29 Bus services from new housing developments

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The provision of quick and comfortable bus services at the start of these new developments should make a major contribution to car travel reduction, with benefits of improved safety and amenity and the protection and enhancement of the built environment.

Policies T30-T31 Pedestrian provision

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments The improved safety and conditions for walking in the central area should help support the viability and vitality of the town centre and thus the attractiveness and condition of the built environment. There may be an impact on car use, but this is uncertain and depends more on other proposals.

Policy T32(A) Inner relief road and associated works

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9  9

Summary and Comments The provision of this improved link will improve traffic circulation around the central area, and is therefore likely to lead to a general increase in car travel around Taunton, leading to increased traffic emissions and energy use. The construction of the bridge and road will also involve the use of large amounts of minerals. However, these environmental disadvantages are outweighed by the benefits from the diversion of traffic away from the main shopping streets, and hence to the vitality and viability of the town. The road will also permit the implementation of environmental improvements to the main shopping streets referred to in policy T44.

50 Policy T32(B) Silk Mills Bridge

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 9 9 9

Summary and Comments The provision of this improved link will improve traffic circulation around the central area, and is therefore likely to lead to a general increase in car travel around Taunton, leading to increased traffic emissions and energy use. The bridge construction will also involve the use of large amounts of minerals. The structure will be prominent in the flat landscape of the Green Wedge, and a small but significant landscape disadvantage also arises. However, these environmental disadvantages are outweighed by the benefits to the urban area, particularly to the central area environment and the vitality and viability of the town centre.

Policy T33 Taunton's skyline

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Visual benefits. The churches' contribution to the skyline also implies heritage benefits.

Policy T34 Approach routes into Taunton

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The policy will protect the character of some of the most visible parts of Taunton.

Policy T35 North Taunton school sports and leisure centre

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The health benefits arise from the improved access to leisure facilities and the increased local employment. The travel implications on balance are expected to be neutral, reflecting the accessibility of the site on foot or cycle, but the relatively poor bus access.

51 Policy T36 Blackbrook recreational open space

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The travel implications are uncertain, depending on the intensity of the use proposed. Appropriate transport provision may be necessary in the case of a significant travel attractor. The wildlife interest on the site is to be protected, so the wildlife impact should be neutral. Health benefits should arise from the improved leisure provision and the employment creation.

Policy T37 Priorswood landfill site (community woodland or other recreational uses)

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The low intensity use proposed and the accessibility by cycle mean that the travel implications are expected to be neutral. There should be visual, air and wildlife benefits from tree and woodland planting on this unattractive, former landfill site. The provision of recreational facilities should have health benefits.

Policy T38 Maidenbrook Farm Playing Fields

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments This appropriate use of green wedge land will help to ensure its protection from development, and thus also benefit wildlife, soil and the landscape. The provision of leisure facilities such as this should have health benefits. Playing fields would have good proximity, and cycleway access, to recent developments at Maidenbrook Farm and Nerrols Farm, but could also attract car users from further afield, giving neutral travel implications.

52 Chapter 9 Wellington

Policy W1 Definition of extent of Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The policy is unlikely, in itself, to have any impact. It merely clarifies the treatment of settlements associated with Wellington.

Policy W2 Tonedale Mill mixed use development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Residential development, within walking distance of the town centre and major employment areas of Wellington, would have travel benefits resulting in air quality and energy conservation advantages. The conversion of existing buildings would save minerals compared with new build. The mill complex contains grade 2* or grade 2 listed buildings, and their sympathetic refurbishment and conversion would have clear visual, heritage and buildings benefits. Heritage benefits are also implied by the requirements for design to reflect the site’s industrial heritage and for an archaeological survey. Wildlife impact would be neutral due to specific requirements for a wildlife survey and protective measures, and protection of tree groups. The provision of further employment and requirement for a flood mitigation scheme explain the health benefits.

Policy W3 Cades Farm (urban extension)

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Although the site is on the eastern edge of Wellington, some distance from the town centre, there are specific requirements for a package of public transport measures , a comprehensive cycle and pedestrian network linking the site to existing housing and proposed employment, and footway improvements along Taunton Road, linking the site to the town centre. Thus the travel impact is considered to be neutral. Provision of a safe pedestrian crossing for Taunton Road, recreational open space, affordable housing and a contribution to enhanced community facilities within Wellington constitute health benefits. The land is predominantly Grade 3a agricultural value (classed as Best and Most Versatile), with smaller areas of grades 1,2 and 3b, so there is an adverse soil impact. However this is considered to be acceptable since much of the land around Wellington is of similar or higher grade. The significant landscaping requirements, including strategic boundary planting to a depth of 20m, particularly along Taunton road to the north, should suffice to mitigate impact on the landscape. Some visual benefits could also arise from the 53 required contribution towards local public art in Wellington. Careful relocation of agricultural activities within the farm buildings to a location that minimises impact on residential amenity would contribute to health without adversely affecting liveability.

Policy W4 Chelston House Farm employment allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments The development is likely to lead to a reduction in the level of commuting to Taunton by Wellington residents. While the site is on the edge of Wellington, some distance from the town centre, the restriction to industrial and warehousing uses with low employment densities should prevent significant increases in car travel. Hence the neutral travel implications. The employment creation will have health benefits. There will be some landscape impact, but this is considered acceptable.

Policy W5 Extension of Chelston Business Park at Chelston Farm

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The development is likely to lead to a reduction in the level of commuting to Taunton by Wellington residents. However, the site is on the edge of Wellington, some distance from the town centre, and the inclusion of business uses could lead to a density of employment out of scale with its accessibility by public transport. However, the extension is of small scale, and on balance travel implications are considered to be neutral. The employment creation will have health benefits. There will be some landscape impact, but, with sensitive landscaping, this is considered acceptable.

Policy W6 Extension of Tone Industrial estate at Milverton Road, Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The site is within easy walking distance of housing at Tonedale, and on a regular bus route to Wellington town centre. Further employment development would have travel benefits resulting in air quality and energy conservation advantages, as well as health benefits. There are specific requirements to protect residential amenity. With sensitive landscaping, landscape impact is not likely to be significant.

54 Policy W7 Primary shopping area: restriction on new uses at ground floor level

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Contribution to maintaining the shopping core of the town centre should help both travel and economic objectives and retain visual interest, attractiveness of the shopping environment and standard of maintenance of town centre buildings.

Policy W8 Restrictions on change of use from food and drink establishments

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The over dominance of financial services in a shopping street can reduce its efficiency and attractiveness for shopping. Accordingly, there should be economic, visual and travel benefits.

Policy W9 Secondary shopping areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The economic health of the secondary shopping centres is an important aspect of the overall town centre economy and the policy should therefore have travel reduction and visual benefits. This economic health will also benefit the standard of maintenance of town centre buildings.

Policy W10 Complementary uses in the town centre

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9  9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Should help town centre economy with travel and liveability benefits.

55 Policy W11 Town Centre Uses (Mixed use developments at Bulford and High Street)

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments These town centre sites are relatively accessible, and the policy requires contributions towards elements of the Wellington Transport Strategy, which will improve the overall accessibility of the sites. This will help to offset the fact that journeys to this part of the town centre will increase, so travel implications are considered neutral. The added vitality to the economy from retail development, the requirement for Transport Assessments covering highway safety, and the fact that development of the Bulford site would help fund provision of a new larger health centre, explain the health, buildings and hence visual benefits. The specific policy requirements in respect of the conservation area and listed buildings, and for an archaeological survey, explain the heritage benefits.

Policy W12 Office Development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The policy permits small scale office development within or adjacent to the commercial area of Wellington town centre, a relatively accessible location with travel (air and energy) benefits. There would be health benefits from provision of employment, and from the requirement against loss of ground floor retail frontage within the primary or shopping areas. There are specific design requirements which should safeguard against adverse effects on the conservation area and listed buildings.

Policy W13 Retention of burgage patterns

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The burgage plots are an important remnant of the medieval street layout, and their protection will have heritage benefits.

56 Policy W14 Landscape se tt ing of appr o ach routes into Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments The policy will protect the setting and character of some of the most visible parts of Wellington.

Policy W15 Extension to Wellington Sewage Treatment Works

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The necessary extension of the sewage works, which is nearing capacity, would provide health benefits to the town as a whole. Environmental health safeguards should ensure that the immediate area would not suffer undue nuisance. Landscape impact would not be significant as the existing sewage works already affects the area.

Chapter 10 Bishops Lydeard

Policy BL1 Gore Farm housing allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9  9 9 9

Summary and Comments The site is well related to the settlement and of a size comparable with the status of the settlement. However, compared with sites in Taunton there is likely to be more travel by residents for work, shopping and educational purposes. On balance, the air and energy impact is not considered to be too harmful, given the scale of development. The reuse of existing traditional buildings brings minerals, buildings and heritage benefits. The redevelopment of the farmyard is likely to result in a visual improvement. Provision of affordable housing constitutes a health benefit.

Policy BL2 Restriction of new housing development to small scale development, within the settlement limits.

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

57 Summary and Comments The limitation will minimise the travel implications of new windfall development, resulting in air quality and energy conservation benefits.

Policy BL3 Protection of open areas, west and south, from development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments Significant visual benefits.

Policy BL4 Areas of environmental importance

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The semi open breaks are important to the character of the settlement. The limitation on development will also minimise travel and therefore air pollution and energy use.

Chapter 11 Corfe

Policy CO1 Housing allocation at Corfe Farm

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9  9

Summary and Comments Corfe has a limited range of services, just sufficient to qualify as a village, and a limited bus service to Taunton. Therefore the allocation of even this small site is likely to lead to increased travel, with air and energy disadvantages. The visual impact of the site is, however, limited. Conversion of the traditional farm buildings would have buildings, heritage and minerals benefits. Use of this already developed, farm yard site has soil benefits.

58 Policy CO2 Restriction of new housing development to small scale development, within the settlement limits.

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The policy is unlikely to have any significant impact, as general policies will apply similar restraint.

Chapter 12 Cotford St Luke

Policy TV1 Statement that the area with outline permission for a new village has a likely capacity of 850 dwellings.

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8   8 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments See comments for policy S6 on page 15.

Chapter 13 Creech St Michael

Policy CM1 H y de Lane housing allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The site is generally environmentally neutral. The travel implications are likely to be at a low levels because of the level of services in the village and the frequent bus service into Taunton. Visual implications are minimal. The provision of traffic calming and cycle access to the recreation ground will improve road safety, and this, together with provision of affordable housing, explain the benefits to health.

59 Policy CM2 Restriction of new housing development to small scale development, within the settlement limits

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The impact is likely to be minimal as the general policies will protect the environmental qualities of the village.

Chapter 14 Hatch Beauchamp

Policy HB1 Station Road housing allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The development of this small site will have little positive or negative environmental impact, given the reasonable level of services in the village and the level of the bus service to Taunton.

Policy HB2 Neroche View character

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments The character of Neroche View is unusual and therefore worth protection for its heritage value. The open space thereby protected will also have amenity/liveability and townscape benefits.

Chapter 15 Henlade

Policy HE1 Employment allocation east of Henlade

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments The allocation of this strategic employment site is considered to be important for the economic development of the Taunton area, with consequent indirect health benefits. In other respects the 60 proposal is expected to have a generally neutral impact. The restriction of the site to lower density employment uses (B2 and B8) is important in this respect, as the public transport accessibility of the site would not be good enough for offices and other major travel generators. The visual impact is expected to be minimal as a result of the design and landscaping requirements.

Chapter 16 Kingston St Mary

Policy KM1 Hill Farm housing allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments Occupiers of the site will have the opportunity to minimise car travel, due to the reasonable level of services in the village, its close proximity to Taunton, and the frequent bus service into Taunton. Development of affordable housing, improvements to the pedestrian network and contributions towards implementation of traffic calming will provide health benefits. Sensitive conversion of the listed building and other traditional buildings will provide buildings, minerals, visual and heritage benefits.

Policy KM2 Restriction of new housing development to small scale development, within the settlement limits

Criteria Energy Wildlife Air Water Soil Minerals

Impact 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact    

Summary and Comments The policy is unlikely to have any significant impact, as general policies will apply similar restraint.

Chapter 17 Oake

Policy OK1 Saxon Close housing allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 

Summary and Comments The site will provide an improved playing field compared with that currently planned. In other respects the site is likely to be neutral. The village has a range of facilities and is close to a good bus route into Taunton.

61 Policy OK2 Restriction of new housing development to small scale development, within the settlement limits.

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The policy is unlikely to have any significant impact, as general policies will apply similar restraint.

Chapter 18 Wiveliscombe

Policy WV1 Style Road housing allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

On balance, the travel generation associated with a site of this scale is likely to be reasonable in relation to the status and function of Wiveliscombe. Accordingly, the air pollution and energy use is considered to be broadly neutral. Provision of public open space would benefit health. Specific landscaping requirements and care over design and landscaping of the road should help to minimise landscape and townscape impact.

Policy WV2 Restriction of new housing development to small scale development, within the settlement limits.

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments The limitation will minimise the travel implications of new windfall development, resulting in air quality and energy conservation benefits

Policy WV3 Employment allocation south of Taunton Road

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments The provision of employment land will improve the economic vitality of Wiveliscombe, with travel (and therefore air quality and energy conservation) benefits. While B1 uses are included the policy prevents major office developments. The health of local people will benefit indirectly from increased 62 job availability. The landscape impact of the development, even with the landscaping requirements, will be significant. However, the economic benefit and the unavailability of other sites overcome this environmental disadvantage.

Policy WV4 Shopping and services

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments Improving the shopping centre's viability and vitality should reduce the need for local residents to travel for shopping purposes, with air quality and energy conservation benefits. The benefits to the local economy represent benefits to health.

63 4.0 Summary of Results of Appraisal

4.1 The following tables summarise these appraisals and indicate the generally positive environmental impact of the policies and proposals.

Objectives Objective Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

Aim 9 9 9 9 9 9 9 9 9 9 9 9

1 9 9 9 9 9 9

2 9 9 8 9 9

3 9 9 9 9

4 9 9 9

5 9 9 8 9 9

6 9 9 9 9 9 9 9 8

7 9 9 9 9 9 9 9

8 9 9 9 9 9 9 9 9

9 9 9 9

10 9 9 9 9 9 9

11 9 9 9 9 9 9 9 9

12 9 9 9 9 9 9

13 8 8 8 9 8

14 9 9 9 9 9

15

16 8 8 9 8 9

17 9 9 8 8 9 9 9 8 8 8 9

18 9 9 9 9 9 9

19 9 9 9 9 9 9 9 9

64

Strategy Statements Statement Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

1 9 9 9 8 9 9 9

2 9 9 9 8 9 9

3 9 9 9 9

4 9 9 9 9 9 9 9

5 9 9 9 v 9 9 9 9 9

6 9 9 9 9 9 9 9

7 9 9 9 9 9 9

8 9 9

9 9 9 9 9

10 9 9 9 9 9 9 9 9

Strategy policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

S1 9 9 9 9 9 9 9 9 9 9 9 9

S2 9 9 9 9 9 9 9 9 9 9 9

S3 9 9 9 9 9

S4 9 9 9 9 9 9 9 9 9 9 9

S5 9 9 9 9 9 9

S6 8 8 9 9 9 9 9 9 9

S7 9 9 9 9 9 9 9 9 9

S8 9 8

S9 9 9 9 9 9 9 9

65 Housing policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscap Heritage Buildings

H1 9 9 9 9 9 9 9 9 9 9

H2 9 9 9 9 9 9 9 9 9

H3 9 9 9 9 9 9 9 9 9

H4 9 9 9 9 9 9 9 9 9 9

H5 9 9 9 9 9 9 9 9

H6 9 9 9

H7 9 9 9 9

H8 9 9 9 9

H9-11 8 9 9 8 8

H12-13 9 9 9 9

H14 9 9 9 9 9 9

H15 9 9 9 9 9 9

H16 9 9 9 9 9 9 9

H17 9 9 9 9

H18 9 9 9 9 9

H19 9 9

66

Economy policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

EC1 9 9 9 9 9

EC2 9

EC3 9

EC4 9 9 9 9

EC5 9 9 9 9 9 9

EC6 9 9 9 9 9 9 9

EC7 9 9 8 9

EC8 9 9 9

EC9 9 9 8 9 9 9 9

EC10 9 9 9 9 9 9

EC11 9 9 9 9 9

EC12 9 9 9 9 9 9

EC13 9 9 9 9 9

EC14 9 9 9 9 9 9 9

EC15 9 9 9 9

EC16 9 9 9 9

EC17 9 9 9 9 9

EC18 9 9 9 9 9 9 9 9 9 9

EC19 8 8 9 9

EC20 9 9 9

EC21 9 9 9 9 9 9 9

EC22 9 9 9 9

EC23 9 9 9 9 9 9

EC24 9 9

EC25 8 8 8 9 9

EC26 9 9 9 9 9

67

Movement policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

M1-3 9 9 9 9 9 9 9 9 9

M4 9 9 9 9 9

M5 9 9 9 9 9 9 9

M6 9 9 9

Community policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

C1 9 9

C2 9 9 9 9

C3 9 9 9 9

C4 9 9 9 9 8 9 9 9 9

C5 9 9 9

C6 9 9

C7 9

C8 9 9 9 9 9 9 9 9

C9 9 9

C10 9 9 9 9 9 9

C11 9 9 9

C12 9 9

C13 8 8 9 9

C14 9 9

C15 9

C16 9 9 9

68 Environment policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

EN1-3 9 9 9 9 8

EN4 9 8

EN5 9 9 9 9 9 9

EN6-9 9 9 9 9 9 9 9 9

EN10 9 8 9 9

EN11 9 9

EN12 9 9 9

EN13 9 9 8 9 9 9

EN14 9 9 9 9

EN15 9 9 9 9 8

EN16 9 9 9

EN17 8 8 9 9 9 9 8

EN18 9 9 9 9 8

EN19 9 9 9 9

EN20 9 9 9

EN21-23 9 9 9

EN24 9 9 8 9 9 9

EN25 9 9 9 9 9 9

EN26-27 9 9 9 9

EN28 9 9 9 9 9 9 9

EN29 9 9 9 9 9 9 9

EN30 9 9 9 9 9 9

EN31 9 9

EN32 9 9 9

EN33 9 9 9 9 9 9

EN34 9 9 9 9 9

69 Taunton policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

T1

T2 9 9 9 9 9 9 9 9 9

T3 9 9 9 9 9 9 9 9

T4 - 7 9 9 9 9 9 9 9

T18-12 9 9 9 9 9 8 9 9

T13 9 8 8

T14 9 9 9 9 9

T15A 9 9 9 9

T15B 9 9 9

T15C 9 9 9 9

T15D 9 9 9

T15E 8

T15F 9 9 9

T15G 8 8

T15H 9 8

T16 9 8

T17 9 9 9 9

T18 9

T19 9 9 9 9 9 9 9

T20 9 9 9 9

T21 9 9 9 9 9

T22 9 9 9

T23 9 9 9 9 9 9 9

T24 9 9 9 9 9

T25 9 9 9 9 9 9

T26 9 9 9 9 9 9 9 9

T27 9 9 9 9 9 9 9 9

T28 9 9 9 9 9 70 Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

T29 9 9 9 9 9 9 9 9

T30 -31 9 9 9 9 9

T32A 8 8 8 9 9 9 9 9

T32B 8 8 8 9 9 8 9 9 9

T33 9 9

T34 9 9

T35 9

T36 9

T37 9 9 9 9

T38 9 9 9 9

Wellington policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

W1

W2 9 9 9 9 9 9 9

W3 8 9

W4 9 8

W5 9

W6 9 9 9

W7 9 9 9 9 9 9

W8 9 9 9 9

W9 9 9 9 9 9

W10 9 9 9 9

W11 9 9 9 9 9

W12 9 9 9

W13 9

W14 9 9

W15 9 71

Rural Centre and Village policies Policy Energy Wildlife Air Water Soil Minerals Health Liveability Landscape Townscape Heritage Buildings

BL1 9 9 9 9 9

BL2 9 9

BL3 9 9

BL4 9 9 9

CO1 8 8 9 9 9

CO2

TV1 8 8 9 9 9 9 9 9 9

CM1 9

CM2

HB1

HB2 9 9 9

HE1 9

KM1 9 9 9 9 9

KM2

OK1 9

OK2

WV1 9

WV2 9 9

WV3 9 9 9 8

WV4 9 9 9

72

5.0 Conclusion

5.1 The objectives, strategy and policies of the Local Plan cover the wide range of environmental issues and show an extremely beneficial environmental impact. Only a few environmental disadvantages have been found to be likely and these are justified by the overall benefit of the particular policy.

5.2 The development proposals of the plan show up a number of environmental disadvantages, as would be expected. The overall level of development is decided outside the Local Plan process. Accommodating development at the required levels necessitates the development of sites with disadvantages, particularly regarding impact on landscape and agricultural land. Overall, the sites chosen are those with least damaging impact. Many developments, particularly those in the centre of Taunton, are considered to have overall environmental benefit.

5.3 The transport proposals of the plan, primarily within Taunton, provide significant environmental benefits overall. It is true that road proposals are likely to lead to additional traffic growth, by increasing capacity for car use, but relatively few schemes are proposed and most would have beneficial impacts, particularly in the town centre.

5.4 On balance, the plan is considered to be environmentally beneficial overall.

73