WS SHLAA 2020 Appendix E Developable Sites

WEST SOMERSET STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT

Developable Sites Appendix E

Please note:

All the sites submitted in between 2016 and 2020 were subjected to a full site assessment as outlined in the Stage 2 of the Methodology, this determined whether the site was deemed deliverable, developable or non-developable. The assessment sheets are included alongside a location map for each deliverable and developable site in the following chapters. Any sites that were carried forward to this 2020 publication from the previous SHLAA have not been reassessed in such detail as they were subject to a similar process when they were first submitted. Their assessment tables have been updated to take account of the latest definitions of deliverable and developable in the February 2019 NPPF and reflect any relevant information update provided by the landowner.

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD2 MIN23 land at rear and to the west of Chestnut Way, Yes 2.75 Developable Alcombe, Minehead TA24 6EB

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside No direct access Post Office: Surgery – V. Hall: 0.5M/0.8Km - adjoins existing built-up Greenfield to the public road 400m 0.9M/1.5Km 1st School 0.9M/1.5Km area of settlement system Super-mkt: Hospital – Mid. School 0.5M/0.8Km - possible restrictive 400m 1.4M/2.2Km WS College 0.7M/1.1Km covenants None - southern part within bat foraging zone (see HRA) - access issues to road network - part of strategic site allocation

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD3 MIN35 land north of Callins, Minehead Yes 5.72 Developable (TA24 8SZ)

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.100m to A.39 Shop: 400m Surgery – V. Hall: 0.8M/1.3Km - outside of existing built- Greenfield Alcombe: 0.5M/0.8Km 1st School 0.5M/0.8Km up area of settlement 200m 0.6M/1.0Km Hospital – Mid. School 0.7M/1.1Km - open countryside Bus service 1.0M/1.6Km WS. College 1.0M/1.6Km - possible restrictive 101 covenants - land-locked - part of strategic site allocation

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD4 MIN44 Land to the east of The Hopcott, Hopcott Yes 0.15 Developable Road, Minehead TA24 8SZ

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside Adjacent to A.39 Shop: 400m Surgery – V. Hall: 0.8M/1.3Km - adjacent to existing built- Greenfield Super-mkt 0.5M/0.8Km 1st School 0.5M/0.8Km up area of settlement 200m Alcombe: Hospital – Mid. School 0.7M/1.1Km - part of strategic site Bus service 0.7M/1.1Km 1.0M/1.6Km WS. College 1.0M/1.6Km allocation 101

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD5 MIN4 Minehead & Exmoor Caravan and Camping Yes 1.2 Developable Park, Middlecombe Cross, Minehead. TA24 20 8SW

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside Adjacent to A.39 Shop: Surgery – Comm. Hall - within 50m of existing Brownfield 1.3M/2.1Km 1.6M/2.5Km C. Meadow: 1.3M/2.1Km built-up area of Bus service Super-mkt: Hospital – 1st School 1.5M/2.4Km settlement 10, 300 1.7M/2.7Km 3.0M/4.8Km Mid. School 1.7M/2.7Km - extant WS. College 2.0M/3.2Km tourism/employment site - part PDL

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 10 2026/27 10 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD6 MIN5 land adjacent Barberton, Middlecombe, Yes 1.0 Developable Minehead 10

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.100m to A.39 Shop: Surgery – Comm. Hall - > 100m from edge of Greenfield 1.3M/2.1Km 1.6M/2.5Km C. Meadow: 1.3M/2.1Km existing built-up area of 100m Super-mkt: Hospital – 1st School 1.5M/2.4Km settlement Bus service 1.7M/2.7Km 3.0M/4.8Km Mid. School 1.7M/2.7Km - possible BMV 10, 300 WS. College 2.0M/3.2Km agricultural land (Grade 3a)

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 5 2026/27 5 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD7 MIN6 land south of Beacon Road, North Hill, Yes 1.6 Developable

Minehead 10

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside 1.2Km/0.7m to Post Office: Surgery – Church Hall - adjoins existing built-up Greenfield main road (old 0.7M/1.1Km 0.7M/1.1Km The Avenue: 0.7M/1.1Km area of settlement A.39) Super-mkt: Hospital – 1st School 0.6M/1.0Km - Grade II Listed Building 0.7M/1.1Km 1.7M/2.7Km Mid. School 1.2M/1.9Km Structures <50m to south None WS. College 1.8M/2.9Km and south-west of site. Grade II* Church <100m to south-west - terrain issues - alternative proposal for low density exec housing (10 units)

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 5 2027/28 5 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD8 MIN7 land east of allotments at rear of Paganel Yes 0.2 Developable Road, Minehead. 5 TA24 5EX

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside c.200m to A.39 Shop: 150m Surgery – Church Hall - within existing built-up Greenfield Super-mkt: 0.3M/0.5Km The Avenue: 0.6M/1.0Km area of settlement 25m 0.6M/1.0Km Hospital – 1st School 0.3M/0.5Km - previously used as an Bus service 1.5M/2.4Km Mid. School 0.5M/0.8Km orchard 101 WS. College 1.1M/ 1.8Km - vehicular access issues

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 5 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD9 MIN30 land at The Mount, Porlock Road, Minehead Yes 3.5 Developable (TA24 8UF) 40

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside Adjacent to (old) Shop: Surgery – Comm. Hall - adjoins existing built- Greenfield A.39 Minehead 1.3M/2.1Km C. Meadow 0.7M/1.1Km up area of settlement 1.0M/1.6Km Hospital – 1st School 1.2M/1.9Km - terrain issues on Bus service 10, Super-mkt 2.3M/3.7Km Mid. School 1.5M/2.4Km southern part of site 39, 300 1.5M/2.4Km WS College 2.1M/3.4Km - previously MINB

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 10 2029/30 10 2030/31 10 2031/32 10 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD10 MIN38 land east of Dunboyne, Bratton Lane, Bratton, Yes 0.32 Developable Minehead 5 TA24 8SG

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.500m to (old) Shop: Surgery – Comm. Hall - outside existing built-up Greenfield A.39 Minehead 1.2M/1.9Km C. Meadow: 0.8M/1.3Km area of nearest 0.9M/1.4Km Hospital – 1st School 1.0M/1.6Km settlement 300m Super-mkt: 2.3M/3.7Km Mid. School 1.5M/2.4Km - open countryside Bus service Minehead WS College 2.1M/3.4Km 10, 39, 300 1.2M/1.9Km

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 5 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD11 MIN41 Land south-west of Minehead Cemetary, Yes 0.65 Developable Porlock Road, Minehead 15 TA24 8UF

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside Adjacent to (old) Shop: Surgery – Comm. Hall - adjoins existing built-up Greenfield A.39 Minehead 1.3M/2.1Km C. Meadow 0.7M/1.1Km area of settlement 1.0M/1.6Km Hospital – 1st School 1.2M/1.9Km - outside existing devt. Bus service 10, Super-mkt 2.3M/3.7Km Mid. School 1.5M/2.4Km limits 39, 300 1.5M/2.4Km WS College 2.1M/3.4Km

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 15 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

Site Ref: Settlement: Site Address MHD13 Minehead South of Periton Road, between Periton Cross and Higher & Lower Hopcott, Minehead Greenfield/Brownfield: Site Area: Notional Capacity: Greenfield 16.42 ha 574dw @35 DPHa 100% coverage

Description of Site: • This site is the WSC LP to 2032 long term allocation at Minehead; • Grade 3 agriculture land south of Periton Road (A39); • The northern boundaries abuts the Periton Road (A39) or curtilages of properties Eastleigh Care Home, Former Periton Mead School (Grade II Listed), and Odell Court; The eastern boundary abuts the lane The Hopcott with properties of Hopcott, The Hopcott, and Copse Cottage; The southern boundary abuts Exmoor National Park, agricultural land with woodland beyond; The western boundary abuts the properties of Combe Water and Orchard House at the northern end and mature trees/woodland along the rest of the boundary; • There are mature hedgerows and trees along all along the boundaries, and within the site; there is a copse within the site near the western boundary; • The land rises from the north towards the south, and also from the east to west; • Access would likely be off A39; and there may be opportunity to link through from the main Minehead WSC LP 2032 Allocation MD2 to the east; • It’s not known if there are protected species on site; • Services and Facilities – the nearest bus stop is c.300m on Paganel Road, No.11 Minehead-Woodcombe every 2 hrs; 4 other services run along Townsend Road c.600m from centre of site; • Services and Facilities – from the centre of the site: convenience shop c.500m; GP, pharmacy, bank and hairdresser c.800m; supermarket and post office c.1km; 1st school c.800m; 2nd School c.900m; WSC 1.3km;

Planning History: • None identified;

Policy Considerations: WSC LP to 2032 • Policy SC1: Hierarchy of Settlements: identified Minehead as the main district centre and as such with Watchet and Williton will be the main focus of growth and of a scale generally proportionate to their respective roles and functions to their own communities and those in surrounding settlements that rely on their larger neighbours for essential services and facilities; • Policy SC2: Housing Provision: a minimum of 1,450 will be provided on allocated key strategic sites at Minehead/Alcombe, Watchet and Williton; • Policy SC5: Self-containment of Settlements: Development which improves the balance of land uses within a settlement in terms of minimising overall transport use will be encouraged; • Policy MD1: Minehead/Alcombe Development: Development proposals at Minehead/Alcombe, must: • support and strengthen the settlement’s role as the main service and employment centre in West Somerset, particularly in terms of the diversity and quality of its historic and natural environment, services and facilities, and; • sustain and enhance the historic environment of the urban area; • maintain and enhance its attractiveness as a tourist destination, and;

• …the masterplan should provide for an appropriate design response to the site’s proximity to the Exmoor National Park • Policy TR1: Access to and from West Somerset: Proposals for development must encourage the use of sustainable modes of transport within and between West Somerset’s communities and travel to and from communities outside the local plan area… • Policy TR2: Reducing Reliance of the Private Car: Development should be located and designed to maximise the attractiveness of modes of transport other than the private car… • Policy HN1: Historic Environment: Proposals for development should sustain and/or enhance the historic rural urban and coastal heritage… Proposals will be supported where the historic environment and heritage assets and their settings are sustained and/or enhanced in line with their interest and significance… • Policy NH5: Landscape Character Protection: … development should be located and designed in such a way as to minimise adverse impact on the quality and integrity of that local landscape character area… • Policy NH6: Nature Conservation and the Protection and Enhancement of Biodiversity: measures will be taken to protect or mitigate to acceptable levels (or, as a last resort, proportionately compensate for) adverse impacts on biodiversity. Measures shall ensure a net gain in biodiversity where possible… • Policy NH14: Nationally Designated Landscape Areas: … development should have regard to location, siting, orientation and landscaping to achieve high quality design and to ensure that the proposals conserve or enhance the natural beauty, wildlife, cultural heritage and tranquillity of the AONB or the National Park and their settings…

Physical Constraints: • Development will need to take account of the site levels; • Development will need to take account of proximity to Exmoor National Park

Potential Impacts: • Potential impact on Exmoor National Park • Potential Landscape impact;

Suitability Summary: • Site is long-term Minehead allocation in the WSC LP to 2032; Policy LT1.

Availability Summary: • 6-10 years; and 11+ years

Achievability Summary: • WSC LP process identified the site as a long-term allocation for Minehead; • Landowners confirmed availability at the LP examination; • The examination of the LP noted that “…The site at Minehead adjoins the allocated policy MD2 site and is likely to be phased with development of that land given the linkages in highway access terms…

Conclusion: • Developable: site is the long-term Minehead allocation in the WSC LP to 2032; Policy LT1.

2020/21 2021/22 2022/23 2023/24 2024/25

2025/26 2026/27 2027/28 2028/29 2029/30 50 50 50 50 2030/31 2031/32 2032/33 2033/34 2034/35 50 50 2035/36 2036/37 2037/38 2038/39 2039/40

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD14 MIN21 land adjacent Charnor House, Beacon Road, Yes 0.5 Developable North Hill, Minehead 15

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside c.1.5Km to (old) Super-mkt: Surgery – Church Hall: 0.9M/1.5Km - outside existing built-up Greenfield A.39 0.9M/1.5Km 1.1M/1.8Km 1st School 1.0M/1.6Km area of settlement Post Office: Hospital – Mid. School 1.5M/2.4Km - within Minehead None 0.9M/1.5Km 2.1M/3.4Km WS College 2.1M/3.4Km Conservation Area - terrain issues - alt. low density exec housing

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 5 2026/27 5 2027/28 5 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD15 MIN25 land at rear and east of Manor Road, Yes 2.43 Developable Alcombe, Minehead 150 TA24 6EJ

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.500m to A.39 Post Office: Surgery – V. Hall: - adjoins existing built-up Greenfield 0.4M/0.6Km 1.0m/1.6Km Alcombe 0.4M/0.6Km area of settlement 400m Super-mkt: Hospital – 1st School 1.0M/1.6Km - part within/part without Bus service 0.5M/0.8Km 1.4M/2.2Km Mid. School 0.7M/1.1Km existing devt. limits 15, 18, 28, 101, WS College 0.4M/0.6Km - Grade II Listed Building 106, 398 <50m to west of site - adjoins Alcombe Conservation Area on north-west boundary - adjoins Alcombe AHAP on north-west boundary - access issues

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 25 2028/29 25 2029/30 25 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD16 MIN26 land at Staunton Quarry, Alcombe, Minehead Yes 2.23 Developable TA24 6EE 50

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.200m to A.39 Post Office: Surgery – V. Hall: Alcombe 350m - adjoins existing built-up Brownfield 350m 0.8m/1.3Km 1st School 08M/1.3Km area of settlement 300m Super-mkt: Hospital – Mid. School 0.5M/0.8Km - part within/part without Bus service 350m 1.4M/2.2Km WS College 0.5M/0.8Km existing devt. limitsGrade 15, 18, 28, 101, II Listed Building <100m 106, 398 to south-east of site - extreme north-eastern edge adjoins Alcombe AHAP - former quarry - access issues

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 10 2026/27 20 2027/28 20 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD17 MIN28 Kingsway Hotel, 36 Ponsford Road, Minehead Yes 0.1 Developable 6/12

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside c.150m to (old) Post Office: Surgery – V. Hall Alcombe: 350m - within existing built-up Brownfield A.39 Alcombe 0.4M/0.6Km 1st School 0.5M/0.8Km area of settlement 300m Hospital – Mid. School 150m - loss of extant tourism 200m Super-mkt: d1.0M/1.6Km WS College 0.7M/1.1Km accommodation and Bus service 250m associated employment 15, 18, 28, 101, - flat devt. only 106, 398 - below threshold but already developed

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 12 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD18 MIN29 land at Culvercliff, Minehead Yes 1.6 Developable (TA24 5UN) 35

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.1.5Km to (old) Post Office Surgery – Church Hall: 0.8M/1.3Km - adjoins existing built-up Brownfield A.39 Minehead: 0.9M/1.5Km 1st School 0.9M/1.5Km area of settlement 0.8M/1.3Km Hospital – Mid. School 1.4M/2.5Km - former landfill site maybe None Super-mkt: 1.5M/2.4Km WS College 1.7M/2.7Km contamination issues 0.8M/1.3Km - County Wildlife Site on southern boundary - previously MINA - flooding issues due to limited sea defences

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 15 2026/27 15 2027/28 15 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

MHD19 MIN40 Penny Hill Farm and land to the south, Yes 2.02 Developable Combeland Road, Alcombe, Minehead TA24 40 6BT

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside c.500m to A.39 Post Office: Surgery – V. Hall: - adjoins existing built-up Brownfield/ 0.5M/0.8km 1.1M/1.8Km Alcombe 0.4M/0.6Km area of settlement Outside 400m Super-mkt: Hospital – 1st School 1.1M/1.8Km - farm buildings element Greenfield Bus service 0.6M/1.0Km 1.3M/2.1Km Mid. School 0.8M/1.3Km (c.0.4Ha.) currently 15, 18, 28, 101, WS College 0.4M/0.6Km within development 106, 398 limits

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 10 2026/27 10 2027/28 10 2028/29 10 2029/30 2030/31 2031/32 Beyond 2032

Site Ref: Settlement: Site Address 2020 Site Ref: MHD20 Minehead Land to west of Caravan Club, Minehead 2015 Site Ref: MIN34 and south of Hopcott Road, Minehead Greenfield/Brownfield: Site Area: Notional Capacity: Greenfield 2.89 ha 101dw @35 DPHa 100% coverage

Description of Site: • This site is part of the WSC LP to 2032 allocation MD2 at Minehead; • Grade 3 agriculture land south of Periton Road (A39); • The northern boundary abuts the Periton Road (A39); The eastern boundary abuts Minehead Caravan and Mortorhome Club Site; The southern boundary abuts agricultural land with Exmoor National Park and woodland beyond; The western boundary abuts agricultural land which forms part of WSC LP to 2032 allocation MD2; • There are mature hedgerows and trees along all along the boundaries; • The land rises from the north towards the south; • Access would likely be off A39; and there may be opportunity to link across all sites that make up WSC LP 2032 Allocation MD2 to the west; • It’s not known if there are protected species on site; • Services and Facilities – the nearest bus stop is c.200m north-east, along Townsend Road, and includes services No.10, 11, 15, 28, 198, 467, 678; • Services and Facilities – from the centre of the site: convenience shop c.400m; GP, pharmacy, bank and hairdresser c.800m; supermarket and post office c.400m; 1st school c.800m; 2nd School c.800m; WSC 1.3km;

Planning History: • Planning application 3/21/15/014oa – lapsed: 80dw, access and associated works;

Where appropriate development proposals must also: • contribute towards resolving the flood risk issues which affect the settlement including improving the sea defences protecting the eastern end of the town, • give appropriate treatment to the town’s surroundings in the context of national designations including the Exmoor National Park. • Policy MD2: Key strategic development allocation at Minehead/Alcombe…a mixed development will be delivered…: Approximately 750 dwellings A distributor road through the site linking the development to the A39 at two points, one close to each end of the site Provide space for the future linkage of the distributor road to the LT1 site to the West, and; A minimum of 3 hectares of appropriate and compatible, non-residential uses. Which provides an appropriate design response to the site's proximity to the Exmoor National Park The development must be facilitated by the appropriate integrated provision of transport, community and flood risk management infrastructure • Policy TR1: Access to and from West Somerset: Proposals for development must encourage the use of sustainable modes of transport within and between West Somerset’s communities and travel to and from communities outside the local plan area… • Policy TR2: Reducing Reliance of the Private Car: Development should be located and designed to maximise the attractiveness of modes of transport other than the private car…

• Policy HN1: Historic Environment: Proposals for development should sustain and/or enhance the historic rural urban and coastal heritage… Proposals will be supported where the historic environment and heritage assets and their settings are sustained and/or enhanced in line with their interest and significance… • Policy NH5: Landscape Character Protection: … development should be located and designed in such a way as to minimise adverse impact on the quality and integrity of that local landscape character area… • Policy NH6: Nature Conservation and the Protection and Enhancement of Biodiversity: measures will be taken to protect or mitigate to acceptable levels (or, as a last resort, proportionately compensate for) adverse impacts on biodiversity. Measures shall ensure a net gain in biodiversity where possible… • Policy NH14: Nationally Designated Landscape Areas: … development should have regard to location, siting, orientation and landscaping to achieve high quality design and to ensure that the proposals conserve or enhance the natural beauty, wildlife, cultural heritage and tranquillity of the AONB or the National Park and their settings…

Physical Constraints: • Development will need to take account of the site levels; • Development will need to take account of proximity to Exmoor National Park

Potential Impacts: • Potential impact on Exmoor National Park • Potential Landscape impact;

Suitability Summary: • Site is in the WSC LP to 2032; allocation MD2; • The site was granted outline planning consent Sept 2016 for 80dw, access and associated works;

Availability Summary: • 0-5 years and 6-10 years;

Achievability Summary: • WSC LP process identified the site as an allocation for Minehead; • The examination of the LP noted that “…The land allocated under policy MD2 at Minehead is acknowledged to be challenging…The topography creates some development issues and flood risk off-site from the development of the land is an issue that needs to be addressed. Nevertheless, the consensus view among participants at the hearing session was that as landowners’ expectations of land values became more realistic development would occur. Moreover, the involvement already of the Homes & Communities Agency on land in the area gave confidence that the required affordable housing would come forward.”

Conclusion: • Developable: site is in the WSC LP to 2032; Policy MD2.

2020/21 2021/22 2022/23 2023/24 2024/25

2025/26 2026/27 2027/28 2028/29 2029/30 10 30 30 30 2030/31 2031/32 2032/33 2033/34 2034/35

2035/36 2036/37 2037/38 2038/39 2039/40

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

WW2 WIL13 land west of 28 Priest Street, Williton, TA4 Yes 0.26 Developable 4NJ 5

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside 200m Post Office: Surgery – Wil. S&S Club 300m - Grade II Listed Buildings Greenfield Bus service 200m w300m 1st School: 0.8M/1.3Km <50m to east of site but 14, 15, 18, 28 Super-mkt: Hospital – Mid. School: 0.8M/1.3Km not adjoining it 200m 0.4M/0.6Km WS College:7.4M/11.8Km

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 5 2026/27 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

Site Ref: Settlement: Site Address: WW3 Five Bells Land west of Brendon Road, Five Bells

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield 0.8 Ha c.24 dwellings @ 30 DPHa

Description of site: • Greenfield site located at the north western area of Five Bells where it adjoins existing residential development to the south and the St Decuman’s cemetery to the north. • Proposal is for c.10 dwelling units.

Planning history: • Application for the use of northern part of the land as burial ground and formation of new access granted in 1990 (ref: 3/37/89/109).

Policy considerations: • Five Bells is a small hamlet with few services and adjoins the built up area of the hamlet (see Policy SC1). • Part of the site is <50m from Parsonage Farm which is a site allocated for a strategic level of expansion for the town of Watchet (see Policy WA2). • Part of the site and the adjoining land to the north is identified as Amenity Space in the form of land for the expansion of the nearby cemetery (see Policy R/7).

Physical considerations: • The site is generally level and access can be achieved, via an existing agricultural track directly from the main road (B.3190) on its eastern boundary. • Limited vegetation of significance on the main body of the site but there are mature hedges and trees located along the field boundaries. • It is unknown whether the site has access to utility services.

Potential impacts: • No potential impacts identified.

Suitability summary: • Five Bells is a small linear settlement located to the north west of Williton and to the south of Watchet. • The site is potentially within 50m of a built up area of a sustainable settlement as identified by policy SC1 of the adopted West Somerset Local Plan. • The site is adjacent (within 20m) from the land allocated for 290 dwellings in the adopted West Somerset Local Plan (Policy WA2). • Five Bells does not benefit from the presence of any services or facilities within its built-up area and the nearest existing services and facilities are provided in Watchet and/or Williton, and are over 800m away so, not within easy walking distance. • The site has access to (c.<50m) a regular bus service that links it to Watchet, Williton and, Minehead.

Achievability summary: • The landowner has confirmed that the site is available within the next 5 years, and that it would take approx. 12 months for completion once commenced.

Conclusion: • The site is within 50m of a built up area of land allocated for 290 dwellings plus 3 Hectares of non- residential, employment-generating activities in the adopted West Somerset Local Plan (Policy WA2) that should facilitate the future expansion of Watchet up to 2032. • The landowner proposes that the site is capable of accommodating approx. 10 dwellings. However, as Five Bells is generally characterised by ‘ribbon development’ it might be more appropriate to restrict development to the frontage. If this approach is taken, it is likely that the number of dwellings that can be delivered would be reduced to two.

Site Ref: Settlement: Site Address: WW3 cont Five Bells Land west of Brendon Road, Five Bells

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield 0.8 Ha c.24 dwellings @ 30 DPHa

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Site Ref: Settlement: Site Address: WW4 Williton Land to the east of Williton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.14.0 ha c.420 – 490 dwellings @ 30 – 35 DPHa

Description of site: • Large greenfield site to the east of Williton. • Site slopes upwards to south and south-west with prominent topographical features

Planning history: • No relevant planning applications submitted. • Site promoted as an ‘omission site’ as part of the WSLP to 2032 Examination process and discussed at the hearings in MAR16.

Policy considerations: • The site adjoins the built up area of Williton (see Policy SC1). • The site adjoins the built-up area of Williton (see Policy SC1). • The site is affected by the Monksilver Stream that runs along the north-western and northern boundary with water collecting on the northern part of the site where it adjoins the A.39 at Pondhead Cross (prior to going into culvert and joining the Doniford Brook). This is identified as being at high risk of flooding (Flood-zone 3), only the higher ground to the south is in Flood-zone 1 (see Policies CC2 and CC6). • Land around Pondhead Cross is a local collection point for surface water run-off in periods of extensive rainfall (as has occurred on three occasions since 2000) which exacerbates the fluvial flooding problems (see Policy CC6). • The site is within an AHAP and adjoins the West Somerset Railway (a linear AHAP) on its north-eastern boundary (see Policies NH2 and NH3).

Physical considerations: • Flooding issues affecting the northern half of the site. • Access to/from A39 restricted due to existing built-up area and embankment to bridge over railway. • Prominent physical feature (knoll) in terrain on eastern part of site.

Potential impacts: • Flood risk and possible mitigation measures need to be considered in relation to impact on surrounding areas to north and north-west of site. • Impact on the historic environment needs to be taken into consideration in any proposal. • Accessibility and mode of transport issues re. services and facilities in Williton village centre.

Suitability summary: • The site adjoins the built up area of Williton. Policy SC1 allows development within 50 m of contiguous built up area of Williton to be considered for development subject to sustainability criteria. • Williton is a rural service centre and has a range of services and facilities such as schools (c.1.6 and c.1.8Km), hospital (c.0.9Km), employment (c.100+m), shops (c.800m) etc. • The site is served by a bus service (c.100+m). • Accessibility and flooding issues need to be overcome.

Availability summary: • The agent on behalf of the landowner has confirmed that the site is available for development. • There are no known legal or ownership problems which could limit future development. • The site includes previous sites promoted in the 2009 and 2013 Call for Sites (refs. WIL 3, WIl 2, WIL 5 and, WIL 6.

Achievability summary: • The landowner has confirmed that the site is available; • Available within the next 5 years, and that it would take approx. 5-7years for completion once commenced. • No figure specified as to number of units to be accommodated therefore notional capacity used as a default.

Site Ref: Settlement: Site Address: WW4 cont Williton Land to the east of Williton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.14.0 ha c.420 – 490 dwellings @ 30 – 35 DPHa

Conclusion: • The site adjoins a sustainable settlement and from a policy point of view. • Part of the site could be suitable for residential development consistent with Policy SC1 of the adopted WSLP to 2032 subject to the issues of flooding and access being adequately overcome.

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Site Ref: Settlement: Site Address: WW5 Williton Land north of Danesfield School, Williton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.8.1 ha c.243 – 283 dwellings @ 30 – 35 DPHa.

Description of site: • Greenfield site situated to the north of Williton. • The site adjoins existing built up area of Williton on its southern and, eastern boundaries. • This site forms part of strategic allocation for Williton (Policy WI2) of the adopted WSLP.

Planning history: • Application for diverting the existing 33kV tower circuit that crosses Williton on to wood poles around the outskirts of the town. The existing 7 towers that currently hold this circuit would then be dismantled and removed. Application granted in 2012 (ref: 3/39/11/047). • Identified and allocated as part of a strategic set of mixed-use sites for Williton in the WSLP to 2032 (Policy WI2).

Policy considerations: • The site adjoins the built up area of Williton (see Policy SC1). • The site adjoins the built-up area of Williton (see Policy SC1). • The site identified is part of a strategic mixed-use development allocation through the adopted WSLP to 2032 (see Policy WI2). • Part of the site to the south is within Flood Zones 2 and 3 and adjoins land (notionally) in Flood Zone 3b to the west (see Policy CC6). • Land in the southern part of the site acts as a natural collection point for surface water run-off in periods of extensive rainfall (see Policy CC6). • The site adjoins a County Wildlife Site on its north western boundary (see Policy NH6). • The Battlegore site adjoining the land to the north east is a Scheduled Ancient Monument (SAM) and is an integral part of the mixed-use allocation (see Policy NH). • The site is within 50m from a County Wildlife Site to the north on the higher reaches of the scarp slope (see Policy NH6).

Physical considerations: • Access to the site can be achieved from Doniford Road on the site’s eastern boundary. The site could also potentially be accessed from North road to the west. • Some trees and hedgerows along the site boundary, and a small copse adjoining the eastern boundary of the site. • A stream runs along the southern boundary of the site and can be the source of localised flooding following extensive periods of rainfall. • Southern edge of site forms a natural collection point for surface water run-off from the scarp slope to the north. • The site slopes upwards from south to north and adjoins Whitepit Copse to the east.

Potential impacts: • Flood risk considerations need to be taken in consideration in any proposal for development due to the site’s proximity to Flood Zone 2 along the southern boundary. • Ecological and habitat links in relation to the nearby County Wildlife site will need to be taken into account.

Suitability summary: • The site adjoins existing built up area of Williton along its southern boundary. • The land forms part of key strategic site allocation in the adopted WSLP to 2032 (Policy WI2). • The site is c.400m from the village centre. • Wiliton is served by regular bus service providing access to Taunton, Minehead, Watchet and other smaller settlements.

Availability summary: • The landowner has confirmed that the site is available for development. • There are no known legal or ownership problems which could limit future development.

Site Ref: Settlement: Site Address: WW5 cont Williton Land north of Danesfield School, Williton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.8.1 ha c.243 – 283 dwellings @ 30 – 35 DPHa.

Achievability summary: • The landowner has confirmed that the site is available within the next 5 years, and would be built out at 50 units p.a. • It is anticipated that an indicative masterplan for the Williton strategic sites allocation will be prepared over the coming months.

Conclusion: • The land forms part of a strategic allocation for development in the WSLP to 2032 (Policy WI2).

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Site Ref: Settlement: Site Address: Parsonage Farm, Brendon WW7 Watchet Road,Watchet.

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.17.4 ha c.377 – 440 dwellings @ 30 – 35 DPHa (exc. farm complex)

Description of site: • Mixed green-field and brown-field site situated to the south east of Watchet. • The site comprises a range of traditional and more modern farm buildings and land associated with Parsonage Farm. The site is proposed for a mix use development comprising a mix of residential, industrial and office development. • Part of the site has been allocated in the adopted WSLP to 2032 – Policy WA2: Strategic Development Allocation at Parsonage Farm, Watchet. • The land is in one ownership and is used for the Watchet Music Festival – end of July.

Planning history: • No relevant planning applications submitted. • Part of land allocated as strategic mixed-use site including c.290 dwelling units and 3Ha. of land for employment generating and community use.

Policy considerations: • Watchet is identified as an important focus for future development (see Policy SC1). • Part of the site has been allocated as a mixed-use strategic site in the adopted WSLP for 290 dwellings, 3ha of non-residential use and allotments (see Policy WA2). • The scale of proposed allocation and its location above existing developed areas will require careful consideration of surface water run-off issues (see Policy CC2). • There is an underground reservoir located in the land not allocated for development in the WSLP to 2032 (see Policy CC6). • The earliest Parsonage Farm buildings are ‘Listed’ structures (inc. their setting) and have been the subject of a recent heritage risk assessment (see Policies NH1 and NH2).

Physical considerations: • Detailed analysis of access options will be considered as part of an overall masterplan for the allocated land utilising the existing access off Brendon Road by the farm complex and St. Decumans Road, subject to capacity considerations. • A small watercourse runs eastwards through part of the site starting just short of the original Parsonage Farm buildings. • The western area of the site comprises a range of traditional and more modern farm buildings. • The site is also gently undulating with the existing allocation for new development being kept away from the more prominent and visible parts of the site.

Potential impacts: • Land to the north was not allocated for development in the adopted WSLP to 2032 Policy WA2: Strategic Development Allocation at Parsonage Farm, Watchet, due to its potential visual intrusion on the skyline around Watchet when viewed from elsewhere. • Capacity of the B.3190 to take significant additional traffic over and above that already identified arising from the allocated development at Parsonage Farm.

Suitability summary: • Part of the site has been allocated in the adopted WSLP to 2032 allocation, Policy WA2. • The additional land to the north adjoins the built up area of Watchet is consistent with WSLP to 2032 Policy SC1 that allows new development within 50 m of contiguous built up area of Watchet to be considered. • Watchet has a good range of existing services and facilities to meet the day-to-day needs of the local community and immediately surrounding hinterland. • The site is served by a regular bus service (off Brendon Road) providing access to Taunton, Bridgewater, Minehead, Williton and other settlements.

Site Ref: Settlement: Site Address: Parsonage Farm, Brendon Road, WW7 cont Watchet Watchet.

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.17.4 ha c.377 – 440 dwellings @ 30 – 35 DPHa (exc. farm complex)

Availability summary: • The landowner has confirmed that the site is available for development. • There are no known legal or ownership problems which could limit future development. • Site could also be considered for employment development. • The land associated with the underground reservoir has been nominated for residential development through the 2009 and 2013 SHLAA Call-for-Sites but was not considered as it was below the minimum size threshold (ref: WAT7).

Achievability summary: • The agent for the landowner has confirmed that the site is available with possibility of construction starting in the next 2-5 years, and that it would have a build out rate of 50units p.a. • WSC LP to 2032 allocation is 290dw and 3 hectares of appropriate and compatible, non-residential uses at the farm building complex.

Conclusion: • Part of the site has been allocated in the WSLP and is considered suitable for development by Policy WA2 of the adopted WSLP to 2032. • The part of the submission that falls outside the Policy WA2 allocation needs to be carefully considered in the context of its exclusion. • If whole site is deemed suitable for development, that which was excluded from the Policy WA2 allocation would need to be included as part of the overall master-planning of the latter.

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2019 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

WW11 WIL10 land north of Mamsey House, Priest Street, Yes 9.0 Developable Williton (TA4 4RA)

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside 200m Post Office: Surgery – Wil. S&S Club 0.5M/0.8Km - Battlegore SAM to Greenfield Bus service w200m w300m 1st School: 0.8M/1.3Km north of site 14, 15, 18, 28 d0.4M/0.6Km d0.5M/0.8Km Mid. School: 0.8M/1.3Km - Grade II Listed Super-mkt: Hospital – WS College: 7.4M/11.8Km Buildings <50m to w200m w150m south-east and north d0.4M/0.6Km d0.6M/1.0Km of site - Williton AHAP adjoins north and east boundary - former water- meadows - much of site in Flood Zone 3b - formerly WILA - part of strategic site allocation

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2030/31 25 2031/32 25 Beyond 2032

Site Ref: Settlement: Site Address: RURAL1 Bicknoller 19 Church Lane, Bicknoller, TA4 4EL

Greenfield/Brownfield Site Area: Notional capacity: Greenfield site c.0.9 Ha c.18 dwellings @30DPHa

Description of site: • Greenfield site on the edge of village of Bicknoller. • The site consist of existing residential plot with existing bungalow and adjoining paddock/field.

Planning history: • Application for 5 dwellings awaiting decision (3/01/20/003) • Application for 12 dwellings refused 2019 (3/01/18/005) • Erection of single storey extensions to the side and rear, undecided, (ref: 01/17/001). • Application for a residential development refused in 1978 ref: (03/01/78/004). • Application for a residential development refused in 1979 (ref: 3/01/79/003).

Policy considerations: • Bicknoller is identified as a Primary Village in the adopted West Somerset Local Plan (see Policy SC1). • The site adjoins Bicknoller built up area (see Policy SC1). • The site lies within Quantock Hills AONB (see Policy NH14). • The whole of this site lies within a County Wildlife Site (see Policy NH6).

Physical considerations: • There is an existing bungalow and outbuildings and fencing to protect a public footpath that runs across the site. There is a small stream at the northern and western edge of the paddock that runs under Church Lane and away from the site by the bungalows opposite. • The site has two existing accesses directly off Church Lane: One for the existing bungalow (access to be retained for one house) and one gated access to the adjacent field located directly on a left hand bend. The agent has proposed that a new access road would be made at the position of the gate at 45 degrees to Church Lane giving good visibility in either direction. There is also a third access from Parsons Close into the Paddock. The agent has proposed that this would be retained for pedestrian access with small footbridge.

Potential impacts: • Ecological and landscape constraints (AONB, County Wildlife site).

Suitability summary: • The site adjoins the built up area of Bicknoller which has been identified as a Primary Village in the adopted West Somerset Local Plan. • The policy SC1 allows limited development within 50m of contiguous built up area of a primary village to be considered for residential development subject to sustainability criteria. The site is within walking distance from shop (c.500m), pub (c.80m), village hall (c.450m), church (c.200m) and playground (c.450m). • The site benefits from regular Minehead to Taunton bus service (c.150m) running every half an hour throughout the day.

Availability summary: • The landowner has confirmed that the site is available for development within the next 5 years. • There are no known legal or ownership problems which could limit future development.

Achievability summary: • The landowner has confirmed that the site is available within the next 5 years. • It is considered a reasonable prospect that housing will be delivered on the site in the medium term. • No figure specified as to number of units to be accommodated therefore notional capacity used as a default.

Conclusion:

• The site adjoins the built up area of a Primary Village and is within walking distance from main services and facilities in the village. • The whole of the site is within a Quantocks AONB and within a County Wildlife site.

Site Ref: Settlement: Site Address: RURAL1 Cont Bicknoller 19 Church Lane, Bicknoller, TA4 4EL

Greenfield/Brownfield Site Area: Notional capacity: Greenfield site c.0.9 Ha c.18 dwellings @30DPHa

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL2 BRU1 fields to rear of Brushford Parish Hall, Back Yes 5.2 Developable Lane, Brushford, (15 – 20) TA22 9AH

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c. 150m to Post Office: Surgery - V. Hall 50m - adjoins existing built-up Greenfield B.3222 1.9M/3.1Km Dulverton: 1st School area of village Super-mkt: 2.6M/4.2Km Dulverton: 2.0M/3.2Km - limited facilities within Bus service Dulverton Hospital – Mid. School village 25, 398 1.9M/3.1Km Tiverton: Dulverton: 2.5M/4.0Km - site and proposed 11.8M/19Km S. School Tiverton: quantum of development 11.4M/18.3Km too large for local needs - linear County archaeological site (AHAP) along northern boundary (former railway line) - indirect access via Back Lane onto B.3222 and Brushford New Road

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL5 CAR1 land adjacent 16 Orchard Road, Carhampton Yes 0.2 Developable TA24 6NW 7

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside adjacent to Shop: Surgery – V. Hall: 0.3M/0.5Km - adjoins existing built- Greenfield B.3191 0.4M/0.6Km Dunster 1st School up area of village Super-mkt: 2.2M/3.5Km Dunster 2.0M/3.2Km - Grade II Listed Bus service Minehead Hospital – Mid. School Building <50m to 15, 18, 28 3.4M/5.5Km Minehead Minehead: 3.3M/5.3Km south of site. 3.1M/5.9Km WS College - Scheduled Ancient Minehead 2.8M/4.5Km Monument <50m to north/north-west of site. - site within Carhampton AHAP

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Site Ref: Settlement: Site Address: RURAL7 Carhampton Land north of Bowerhayes Lane, Carhampton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield 1.14 Ha c.34 dwellings @ 30 DPHa

Description of site: • Greenfield site located to the south of Carhampton. • It adjoins existing residential development at ‘Meadownside’ to the north and north-east and, also adjoins ‘Bowerhayes Kennels’ to the south-west. • The proposal is for up to 30 dwelling units.

Planning history: • Application for a residential development and a playground granted in 1984 (ref: 3/05/83/023) • Application for a formation of BMX practise track granted in 1996 (ref: 3/05/96/018).

Policy considerations: • Carhampton is identified as a Primary Village in the adopted West Somerset Local Plan (see Policy SC1). • The site adjoins existing built up area of village (see Policy SC1). • The site lies close to the boundary of the Exmoor National Park (see Policy NH14). • There are no designations affecting the site.

Physical considerations: • The site adjoins Bowerhayes Lane to the south and can be accessed from this lane. • Future residents of a development on the site would be able to make use of the public right of way, which provides a safe and convenient route north into the village. • The site is mainly flat and has a physical capacity to provide approx. 30 dwellings but, it is likely that in reality a development would deliver fewer dwellings in order to accommodate the public right of way and playpark.

Potential impacts: • A public right of way runs along part of the site’s eastern boundary. • There is also a small children’s play park on the site’s eastern boundary. • These features could be retained and enhanced as part of any development of the site.

Suitability summary: • The site adjoins the built up area of Carhampton which has been identified as a Primary Village in the adopted West Somerset Local Plan. • The policy SC1 allows limited development within 50 m of contiguous built up area of a primary village to be considered for residential development subject to sustainability criteria. • Carhampton has as a shop (c.600m), Post Office (c.600m), pub (c.500m), village hall (c.500m) and, a church (c.500m) – all within walking distance from the site. • The site benefits from access to (c.250m) a regular (half hourly) bus service which provides access to Taunton, Williton and Minehead and other settlements.

Achievability summary: • The landowner has confirmed that the site is available (for c.30 units) within the next 5 years, and that it would take approx. 12 months for completion once commenced.

Conclusion: • The site adjoins the built up area of a Primary Village. • It is within walking distance from main services and facilities in the village.

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Site Ref: Settlement: Site Address: RURAL8 Carhampton Land South of Townsend Farm, Carhampton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield approx. 0.8 Ha c. 24 dwellings @ 30 DPHa

Description of site: • Greenfield site located in the western part of Carhampton and on the west side of Winsors Lane. • The site adjoins existing residential development to the south of Winsors Lane and also to a new development adjoining the northern boundary. • It is considered that the site has a capacity to provide up to around 25 dwellings comprising an appropriate mix of open market and affordable dwellings.

Planning history: • Application for a residential development refused in 1981 (ref: 3/05/81/001) • Proposed conversion of largely redundant agricultural building to residential use granted in 1996 (ref: 3/05/96/012) • Conversion of agricultural building to residential use and demolition of extension and boundary wall granted in 1991 ref: (3/05/90/029. • Conversion of listed barns into dwellings granted in 2003 (ref: 3/05/03/002). • The land immediately north of the site was granted planning permission in Jan 2015 for the erection of 25 dwellings and conversion of a barn to 10 dwellings (ref. 03/05/13/006).

Policy considerations: • Carhampton is identified as a Primary Village in the adopted West Somerset Local Plan (see Policy SC1). • The site adjoins existing continuous built-up area of village (see Policy SC1). • The site falls within Area of High Archaeological Potential (see Policy NH3). • Grade II Listed Buildings between c.50m and c.100m of northern boundaries of site (see Policy NH1). • There are no other designations affecting the site.

Physical considerations: • Gently sloping typography, some stone wall boundary along Winsors Lane. • Direct access onto Winsors Lane. • An alternative access could be brought into the site from the new residential development adjoining the northern boundary of the site.

Potential impacts: • When planning for future development of the site consideration will need to be given to the potential impacts upon heritage assets including the listed farmhouse at Townsend Farm and, the Area of High Archaeological Potential which covers most of the site.

Suitability summary: • The site adjoins the built up area of Carhampton which has been identified as a Primary Village in the adopted West Somerset Local Plan. • The policy SC1 allows limited development within 50 m of contiguous built up area of a primary village to be considered for residential development subject to sustainability criteria. • Carhampton has as a shop (c.150m), Post Office (c.150m), pub (c.250m), village hall (c200m), and a church (c.300m) – all within walking distance from the site. • The site benefits from access to regular (half hourly) bus service (c.150m) which provides access to Taunton, Williton and Minehead and other settlements.

Achievability summary: • The landowner has confirmed that the site is available within the next 5 years, and that it would take approx. 12 months for completion once commenced.

Site Ref: Settlement: Site Address: RURAL8 cont Carhampton Land South of Townsend Farm, Carhampton

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield approx. 0.8 Ha c. 24 dwellings @ 30 DPHa

Conclusion: • The site adjoins the built up area of a Primary Village. • It is within walking distance from main services and facilities in the village. • Proposal exceeds notional capacity. • Heritage issues within and close-to the site may require to be addressed as part of any proposal.

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 10 2027/28 2028/29 2029/30 2030/31 2031/32 14 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2019 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL9 CRO1 land opposite (east) of Crowcombe 1st School, Yes 1.7 Developable Crowcombe TA4 4AA 12

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.800m to A.358 Post Office: Surgery – V. Hall: 0.5M/0.8Km - adjoins built-up area of Grenfield 350m Williton 1st School village None Super-mkt: 5.2M/8.3Km Crowcombe 50m - Quantock Hills AONB Williton Hospital – Mid. School - Grade II Listed Building 5.1M/8.2Km Williton Williton 5.5M/8.8Km <50m to west of site. 5.3M/8.5Km SCAT Taunton Other Listed Buildings 10.3M/16.5Km and Scheduled Ancient Monument c.100m to north along with Crowcombe Court Gardens. - western part of site within Crowcombe AHAP - Low-density frontage devt. only

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 9 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2019 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL10 CRO3 Grimes Farm, Crowcombe Yes 0.4 Developable TA4 4AQ 6

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside < 200m to A.358 Post Office: V. Hall: 30m - within existing built-up Brownfield 250m 1st School area of village and None Super-mkt: Crowcombe 200m existing devt. limits Williton Mid. School - Quantock Hills AONB 4.8M/7.7Km Williton 5.1M/8.2Km - Grade II Listed SCAT Taunton Building c.50m to 10.6M/17.0Km south-east of site - eastern part within Crowcombe AHAP - PDL – agricultural buildings

2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 6 2027/28 2028/29 2029/30 2030/31 2031/32 Beyond 2032

Site Ref: Settlement: Site Address: RURAL11 Dulverton Barnfield, Andrews Hill, Battleton, Dulverton TA22 9RG

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.0.7 Ha c.21 dwellings @ 30 DPHa

Description of site: • Greenfield site situated on an open field on a gently slope currently used for horse grazing. • The site is separated from the main village by Exmoor National Park but it falls within WSC LPA area.

Planning history: • Erection of two dwellings refused in 2002 (ref: 3/09/01/017)

Policy considerations: • Site adjoins the built-up area of Battleton (see Policy SC1). • The part of Battleton within the WSC LPA area is identified as a Secondary Village due to its proximity to Dulverton (see Policy SC1). • The services and facilities provided in Dulverton are c.800m away and these include; shops, pubs, doctor’s surgery, Post Office and a Town Hall – none of these are deemed to be within easy walking distance from the site. • The site lies close to the boundary of the Exmoor National Park (see Policy NH14). • There are no designations affecting the site.

Physical considerations: • Access exists onto an adopted highway. • There is a small drain ditch on one boundary and a well, currently unused. • Access to utility services exist for electricity but no gas - neighbouring properties have access to water and sewerage.

Potential impacts: • Lack of existing utility services

Suitability summary: • Policy SC1 of the adopted West Somerset Local Plan identifies Battleton as a Secondary Village suitable for limited new residential development. • Access to twice daily bus service (c.350m) to Dulverton, Bampton and, Tiverton.

Availability summary: • The agent on behalf of landowner has confirmed that the site is available for development • Could be considered for residential or self/custom build. • There are no known legal or ownership problems which could limit future development.

Achievability summary: • The landowner has confirmed that the site is available within the next 5 years, and that it would take approx. 12 months for completion once commenced. • No figure specified as to number of units to be accommodated therefore notional capacity used as a default.

Conclusion: • The site is within 50 m of a built up area of an identified settlement. • Only small-scale development could be considered in this settlement based on Policy SC1.

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Site Ref: Settlement: Site Address: RURAL12 Dunster Marsh Land to the south of Sea Lane, Dunster Marsh, TA24 6PL

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield 0.9 Ha c.27 dwellings @ 30 DPHa

Description of site: • Greenfield site on the north east side of Dunster Marsh. • The site is part of an agricultural field, which is directly adjacent to the established settlement boundary and the existing built form of the village. • Proposal is for c.30 dwelling units.

Planning history: • No relevant planning applications submitted.

Policy considerations: • Dunster Marsh is identified as a Secondary Village in the adopted West Somerset Local Plan (see Policy SC1). • The site adjoins existing built up area of village (see Policy SC1). • The lies within Flood Zone 2 (see Policy CC2). • The site adjoins a Coastal Zone Protection Area on its western boundary (see Policy CC4). • The site adjoins an Area of High Archaeological Potential on the north-eastern boundary (see Policy NH3). • Most of the site is within Minehead Surface Water Management Plan (SWMP) water collection area.

Physical considerations: • Access can be gained directly onto both Sea Lane and Station Road close the boundary adjoining the West Somerset Railway.

Potential impacts: • Site potentially liable to flooding and/or inundation.

Suitability summary: • The site adjoins the built up area of Dunster Marsh which has been identified as a Secondary Village in the adopted West Somerset Local Plan. • Policy SC1 allows small scale development within 50 m of contiguous built up area of secondary villages to be considered for residential development subject to sustainability criteria. • Dunster Marsh is split from the rest of Dunster village by the busy A.39. Most local services and facilities are located in the latter and at 800+m are not within easy walking distance. • Regular, half hourly bus service from A39 (c.500m) to Taunton & Minehead. • The site was deemed suitable for residential development in the 2010 and 2015 SHLAA reports (ref. DUM 6)

Availability summary: • The agent on behalf of landowner has confirmed that the site is available for development. • There are no known legal or ownership problems which could limit future development. • Promoted by the landowner in the 2009 and 2013 Call-for-Sites (ref: DUM 6)

Achievability summary: • The agent on behalf of landowner has confirmed that the site is available within the next 5 years, and that it would take approx. 12 months for completion once commenced.

Conclusion: • The site adjoins the built up area of a Secondary Village. • The site lies within a Coastal Zone Protection Area. • It is situated within Flood Zone 2. • The landowner has confirmed that the site has a capacity to provide approx. 30 dwellings. • Proposal exceeds notional capacity. • The site was deemed suitable for residential development in the 2010 and 2015 SHLAA reports (ref. DUM 6).

Site Ref: Settlement: Site Address: RURAL12 cont Dunster Marsh Land to the south of Sea Lane, Dunster Marsh, TA24 6PL

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield 0.9 Ha c.27 dwellings @ 30 DPHa

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2019 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL13 KIL2 land adjacent to ‘Winters Tale’, Sea Lane, Yes 0.3 Developable Kilve. TA5 1EF 5

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside c.500m to A.39 Post Office: Surgery – V. Hall: 350m - adjoins existing built-up Greenfield 0.4M/0.6Km N. Stowey Prim. School area of village 500m Super-mkt: 4.8M/7.7Km Stogursey: 3.8M/6.1Km - adjoins Coastal Zone on Bus service N. Stowey Hospital – Mid. School 5.8M/9.3Km eastern boundary 14, 15 4.7M/7.5Km Williton WS. College 5.8M/9.3Km 12.8M/20.5Km

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2019 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL14 SGR2 land adjacent to 29 St. Audries Close, Shurton Yes 3.1 Developable Lane, Stogursey TA5 1RN 93

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside 350m Post Office: Surgery – V. Hall: 150m - within ONR ‘Health & Greenfield Bus service 0.3M/0.5Km 2.8M/4.5Km Prim. School: 150m Safety’ consultation zone 24 Super-mkt: Hospital – Sec. School 9.3M/14.9Km - Stogursey AHAP adjoins N. Stowey 9.1M/14.5Km south-east boundary 2.6M/4.1Km - within STW odour buffer zone

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL15 SGR3 land south of Little Luke Farm, Shurton Lane, Yes 3.36 Developable Stogursey TA5 1QL 60

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside 400m Post Office: Surgery – V. Hall: 0.6M/1.0Km Prim. - within ONR ‘Health & Greenfield Bus service 400m 3.3M/5.3Km School: 0.5M/0.8Km Safety’ consultation zone 24 Super-mkt: Hospital – Sec. School: N. Stowey 9.6M/15.4Km 9.3M/14.9Km 3.2M/5.1Km

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Outline Application 3/32/20/003oa (resubmission of 3/32/19/011) for 32 dw all matters reserved except for access, registered January 2020. Outline Application 3/32/19/011 for 70dw appeal lodged on grounds of Non-determination – awaiting outcome of appeal process.

Developable Sites - Rural 15 Scale 1: 5000 (c) Crown Copyright and database rights 2020 Ordnance Survey 100019499 Somerset West Somerset West and Taunton Council and Taunton

SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL16 WAS3 land to north, west and, inc. Rosedale, Huish Yes 0.55 Developable Lane, Washford. TA23 0NZ 10

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Inside 200m Post Office: Surgery – V. Hall: 50m - linear AHAP (West Brownfield Bus service 0.4M/0.6Km 1.0M/1.6Km 1st School: 150m Somerset Mineral & 15, 18, 28 Super-mkt Hospital – Mid. School: 2.3M/3.7Km Railway) runs through Greenfield Williton 2.2M/3.5Km WS College 5.7M/9.1Km middle of site. 1.9M/3.1Km

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Site Ref: Settlement: Site Address: RURAL17 Washford Land rear of Huish Mews, Washford

Greenfield/Brownfield: Site Area: Notional Capacity: Greenfield c.0.5 ha 15 dwellings @ 30 DPHa

Description of site: • Greenfield site situated to the north-west side of Washford. • The site is a paddock located immediately to the north of existing residential development at Huish Mews and also adjoins Huish barns on its south eastern boundary. • The proposal is for c.10 dwelling units.

Planning history: • Outline Application 3/26/19/024 registered Jan 2020 for 14 dwellings. • Adjoining land to the west has been granted outline planning consent for the development of up to 10 affordable units and for the partial relocation of allotments (ref. 3/26/14/026) – This is linked to an open- market residential development for 6 dwellings on the former nursery site (ref. 3/26/14/025).

Policy considerations: • Washford is identified as a Primary Village in the adopted West Somerset Local Plan (WSLP to 2032) (see Policy SC1). • The site adjoins existing built up area of village (see Policy SC1). • The site does not have direct access onto an adopted highway the provisions (see Policies TR2 and Policy T/8). • The site is not subject to any designations.

Physical considerations: • Access to the site can be achieved from Huish Mews and the landowner has a right of access over the access road leading to the site – see, Policy considerations above. • As part of planning consent ref: 3/26/14/025 a public footpath will be provided which runs along the southern edge of this site, leading past Huish bars and linking up with land on the eastern side of the village, which has also received a planning consent for the development of up to six dwellings. The requirement to provide a footpath along the site’s southern boundary will not preclude the wider development of the site.

Potential impacts: • No potential impacts identified.

Suitability summary: • The site adjoins the built up area of Washford which has been identified as a Primary Village in the adopted West Somerset Local Plan. The Policy SC1 allows limited development within 50 m of contiguous built up area of a primary village to be considered for residential development subject to sustainability criteria. • Washford provides a range of services and facilities including a children’s nursery, primary school (0.35Km), shop (0.35Km), allotments and other facilities – all within walking distance from the site. Washford is also served by a regular bus service (c.0.2Km) which runs every 30 min and provides access to Taunton, Minehead, Williton, Bridgwater and other settlements.

Availability summary: • The landowner has confirmed that the site is available for development. • There are no known legal or ownership problems which could limit future development.

Achievability summary: • The landowner has confirmed that the site is available within the next 5 years, and that it would take approx. 12 months for completion once commenced.

Conclusion: • Developable - The site adjoins the built up area of Washford which has been identified as a Primary Village in the adopted West Somerset Local Plan.

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Site Ref: Settlement: Site Address: RURAL18 Washford Land north of Verdun Terrace, Washford

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.3.5 ha c.105 dwellings @ 30 DPHa.

Description of site: • Greenfield site north of Verdun Terrace situated at the northern edge of Washford. • The site adjoins the railway on its western boundary, and it adjoins an existing row of residential dwellings to the north of Verdun Terrace. • The site is currently used for the grazing of livestock.

Planning history: • No relevant planning applications submitted.

Policy considerations: • Washford is identified as a Primary Village in the adopted West Somerset Local Plan (WSLP to 2032) (see Policy SC1). • The site adjoins the existing built up area of village (see Policy SC1). • The site adjoins a County Wildlife site on its western boundary (see Policy NH6). • The site is accessed off a narrow C-class County road which could affect the quantum of development permitted (see Policy TR2). • It is not affected by any other designations.

Physical considerations: • Access onto existing narrow lane that adjoins the site could restrict developable capacity.

Potential impacts: • Adjacent to a County Wildlife site which may require Ecological considerations need to be considered as part of any proposal.

Suitability summary: • The site adjoins the built up area of Washford which has been identified as a Primary Village in the adopted WSLP to 2032. • Policy SC1 allows limited development within 50 m of contiguous built up area of a primary village to be considered for residential development subject to sustainability criteria. • Washford provides a range of services and facilities including a children’s nursery, primary school (c.0.35Km), shop (c.0.5Km), allotments and other facilities – all within walking distance from the site. • Washford is also served by a regular bus service (c.0.5Km), which runs every 30 min and provides access to Taunton, Minehead, Williton, Bridgwater and other settlements.

Conclusion: • The site adjoins the built up area of Washford which has been identified as a Primary Village in the adopted West Somerset Local Plan. • Road accessibility may influence scale of development.

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Site Ref: Settlement: Site Address: RURAL20 Brushford Parcel 2, Land to the north of Ellersdown Lane, Brushford, TA22 9BH

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.2.1 Ha c.63 dwellings @ 30DPHa

Description of site: • Greenfield site adjoining the northern part of Brushford.

Planning history: • Application for a residential development of 13 properties including associated landscaping, parking and a new vehicular and pedestrian access from Ellersdown Lane which was refused in April 2015, (ref: 03/04/15/004) on part of site, - Appeal dismissed, 9th December 2016 (ref. APP/H3320/W/16/3152166). • Application for two dwellings refused in 1988 (ref: 03/04/88/020).

Policy considerations: • The site adjoins Brushford built up area (see Policy SC1). • Brushford is identified as a Secondary Village in the adopted WSLP to 2032 (see Policy SC1). • County Wildlife site 50m from north-eastern edge of site. There are no other designations affecting the site (see Policy NH6).

Physical considerations: • Existing field access exists, however, this is deemed unsuitable to serve new residential development. • According to discussion landowner has had with SCC indicate a preference for offset junction arrangements.

Potential impacts: • Restricted width of Ellersdown Lane may limit developable capacity.

Suitability summary: • The site adjoins Brushford which has been identified as a Secondary Village in the adopted West Somerset Local Plan. • Policy SC1 allows small scale development within 50 m of contiguous built up area of secondary villages to be considered for residential development subject to sustainability criteria. There are limited facilities within the village. • Site was identified (as part of a larger nomination) as suitable for some development (10 – 15 dwellings) in the 2015 SHLAA report (ref. BRU2). • No facilities except the village hall (c.150m) are within walking distance from the village. • Rural bus service only (c.200m).

Availability summary: • Promoted by the landowner in the 2009 and 2013 Call-for-Sites (ref. BRU 2). • There are no known legal or ownership problems which could limit future development.

Achievability summary: • The landowner has confirmed that the site is available within the medium/long term 6-10 years or 11-15 years. • No figure specified as to number of units to be accommodated therefore notional capacity used as a default.

Conclusion: • The site adjoins a Secondary Village but has limited services and facilities. • Site was identified as suitable for development in the 2015 SHLAA report (ref. BRU 2). • Possible access issues. • The landowner has confirmed that the site is available for development in the medium to long term.

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SHLAA Criteria 2019 2015 Address Suitable Size (ha) & 2020 SHLAA Site Ref. Site Ref. Capacity Status (No. of dwellings)

RURAL22 WAS5 Land south of A.39 between Halscombe Yes 1.82 Developable House and Blenheim House, Washford TA23 35 0PW

Planning & Sustainability Criteria Location Access & Retail Health Social & Education Comments Public Transport

Outside Bus service Post Office: Surgery – V. Hall: 0.6M/1.0Km - part of site occupied by Brownfield 15, 18, 28 0.3M/0.5Km 1.0M/1.6Km 1st School: 0.6M/1.0Km farm buildings & Super-mkt: Hospital – Mid. School: 2.7M/4.3km - linear AHAP (West Greenfield Williton 2.5M/4.0Km WS College 5.0M/8.0Km Somerset Railway) 2.4M/3.8Km c.50m from northern boundary

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Site Ref: Settlement: Site Address: RURAL23 Stogursey Land south of High Street, Stogursey

Greenfield/Brownfield: Site Area: Notional capacity: Greenfield c.3.09 Ha c.92 dwellings @ 30DPHa, 100% capacity

Description of site: • Greenfield site adjoining the southern part of Stogursey, Grade 3 agricultural land. • E 320132, N 142928. • The northern boundary and 2/3rds of eastern abut the built-up area of Stogursey; the southern and western boundaries abut agricultural land. • A mix of hedgerows, trees and stone walls form the site boundaries.

Planning history: • Application for a residential development of 40 dw, all matters reserved except access (ref: 3/32/19/023).

Policy considerations: • The site adjoins Stogursey built up area (see Policy SC1). • Stogursey is identified as a Primary Village in the adopted WSLP to 2032 (see Policy SC1). • There are a number of Listed structures around the site, and Stogursey Castle (scheduled monument and listed structure) overlooks the site (see Policy NH1, NH2 and NH5). • Part of the site is within the Conservation Area (see Policy NH1 and NH2) • Part of the site is within an Amenity Area (see Policy R/7) • Services and Facilities – bus stop is c.200m from centre of site, 3 buses come through the village a day: the 14 Shurton and 23B Williton-Taunton • Services and Facilities – Convenience Shop and 1st School c.200m; Pub c.300m; Place of Worship c.150m and c.300m; Dr’s and pharmacy 3km; BWC 8km;

Physical considerations: • Existing field access exists, however, this is deemed unsuitable to serve new residential development. • Application has submitted detailed highways and transport assessment and drawings.

Potential impacts: • Historic Environment may limit developable capacity. • Landscape setting will need to be considered carefully. • Loss of Amenity Open Space.

Suitability summary: • The site adjoins Stogursey which has been identified as a Primary Village in the adopted West Somerset Local Plan. • Policy SC1 allows limited development within 50 m of contiguous built up area to be considered for residential development subject to sustainability criteria.

Availability summary: • Landowner has submitted an outline application to the Council. • There are no known legal or ownership problems which could limit future development.

Achievability summary: • Outline application is for 40 dw, however Policy SC1 limits development to additional 10% increase in the settlement’s total dwelling number (Stogursey dwelling No at start of plan 388 therefore 39dw during the Local Plan period) limited to about 30% of this increase in any five year period.

Conclusion: • The site adjoins a Primary Village but has some limitations – heritage and landscape.

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Developable Site - Rural 23 Scale 1: 5000

(c) Crown Copyright and database rights 2020 Ordnance Survey 100019499 Somerset West Somerset West and Taunton Council and Taunton