Site Allocations Assessment Report

ILMINSTER NEIGHBOURHOOD PLAN SITE ALLOCATIONS ASSESSMENT REPORT

Report prepared by ECA on behalf of: ILMINSTER TOWN COUNCIL TO INFORM THE ILMINSTER NEIGHBOURHOOD PLAN

Revision: 18th March 2020: to incorporate discussions with landowners

Architecture | Planning | Community Architecture | Planning | Community

0. Background and methodology

0.1 This is an independent report prepared by ECA Architecture and Planning. The purpose is to provide evidence to support the Neighbourhood Plan Working Group to determine the most suitable sites for development. This report forms part of the evidence base for the Ilminster Neighbourhood Plan (INP) and is just one component of the site selection process that was undertaken during 2019 and 2020

0.2 This Site Selection is formed of a 6 stage process as follows:

• STAGE 1 Call for Sites - May-July 2019 • STAGE 2 Site Allocations Options Analysis – Technical Assessment by ECA • STAGE 3 Selection of Options - Working group meeting - August 2019 • STAGE 4 Site Allocations Assessment Report- Technical ECA report • STAGE 5 Site Selection Workshop in September 2019 • STAGE 6 Decision by working group on preferred sites followed by consultation with Town Council and the wider community – October 2019 to January 2020 and consider ation/ assessment of smaller sites for development • STAGE 7: Meetings with landowners to determine which sites are achievable, deliverable and suitable for development This included a land registry search.

0.3 Stages 1-4 are covered in this report only.

Housing need in Ilminster

Why we identified and allocated sites for housing in the neighbourhood plan 0.4 Evidence contained in the Emerging South Somerset Local Plan Review 2016-2036, Preferred Op- tions Consultation (Regulation 18) (hereafter referred to as The Emerging Plan) confirms that there is a need for additional dwellings within the Town between 2016-2036. Ilminster is the fifth largest settlement in South Somerset with a population of approximately 5000 people. This population has grown considerably in recent years, reflected in the fact that in seven years (2001-2008) the number of people living in the town increased by almost 20%.

0.5 The community wants to plan positively for new homes and direct them to the most desirable and appropriate locations and also ensure that the necessary infrastructure is provided to accommodate the needs of existing and new residents. The INP also seeks an increase in its residential population in order to create a more sustainable town where existing employment, shops and services are preserved and enhanced.

2 How much Housing do we need to plan for? 0.6 Policy SS1 ‘Settlement Strategy’ of the adopted Local Plan, identifies Ilminster as a Primary Market Town for the Local Plan area. It is in one of the main locations where growth is focused. Ilminster has been allocated the fewest dwellings compared to the other largest 5 Towns in the district namely Yeovil and the 4 Primary Market Towns of Chard, Crewkerne and Wincanton.

0.7 Policy PMT3 ‘Ilminster Direction of Growth’ in the Local Plan proposes 496 dwellings to be provided in the town between 2006 and 2028.

0.8 Policy SS4 and Policy SS5 ‘Delivering Housing Growth’ further identifies the Residual housing requirement based on the allocated 496 dwellings less the number of dwellings completed, under construction, with commitment (i.e. with planning) and those allocated without commitment. This leaves a total of 351 dwellings required.

0.9 As part of the emerging South Somerset Local Plan 2016-2036, South Somerset District Coun- cil (SSDC) states that 839 dwellings are needed in Ilminster by 2036. This is therefore the target required to be achieved. In addition, 119 dwellings have been completed or committed to (as of November 2019). The Housing and Employment Land Availability Assessment, 2018, (HELAA) identifies that there are suitable, available and achievable sites in Ilminster with the potential to deliver about 720 dwellings.The application 16/05500/OUT at Land South of Canal Way has agreed 400 of homes in principle subject to the agreement of a Section 106. Therefore, Ilminster has achieved a total provision of 519 dwellings leaving a requirement of 320 dwellings in Ilminster by 2036. This document seeks to assess a potential 22 site locations in Ilminster for recommendation to the Neighbourhood plan group in order to achieve this targt of 320 dwellings.

Identifying potential sites

Which sites were identified? 0.10 Neighbourhood Planning Guidance (as contained in the Planning Practice Guidance) (PPG) confirms that a neighbourhood plan can allocate sites for development and the qualifying body should carry out an appraisal of options and an assessment of individual sites against clearly identified criteria.

How the alternative sites were identified 0.11 The area of search was within the designated Neighbourhood Plan Area boundary.

0.12 The following data was used to identify the sites; which either have been built since 2016 or have reasonable potential;

3 Architecture | Planning | Community

• Results of the Ilminster ‘Call for Sites’ published in the local press and email bulletins and on the Ilminster Town Council web site, for six weeks up until 1st July 2019 • Existing and emerging allocations • Planning permissions and refusals • The South Somerset Housing and Economic Land Availability Assessment report (HELAA) September 2018 • Desktop review of vacant and derelict land and buildings including a review of ordnance survey maps and Ariel photographs • Site visits to Ilminster including a walkabout with the community in February 2019

Assessment Criteria 0.13 We developed a set of criteria for assessing the sites based on guidance in the PPG on Hosing and Economic Land Availability Assessments and this was ratified by SSDC.

0.14 The suitability, availability and achievability of sites was assessed to provide an indication as to whether the site can be delivered over the plan period.

0.15 Assessment of the suitability of the particular use for a particular location. I.e. is residential, employment, mixed use, open space, food production, transport hub, community employment or other the best use for that location

0.16 We also considered:

• Physical limitations or problems such as access, infrastructure, ground conditions, flood risk, hazardous risks, pollution or contamination • Potential impacts including the effect upon landscapes considering features, nature, environmental and heritage conservation • Appropriateness and likely market attractiveness for the type of development proposed • Contribution to regeneration priority areas • Environmental/amenity impacts experienced by potential occupiers and neighbouring areas

Density 0.17 Development potential of sites was calculated taking into consideration densities set out in the South Somerset Local Plan. Whilst there are no set densities listed in the local plan, a figure of 28 dwellings per hectare is the average in the district. National Guidance resists the provision of dwellings at a density of under 30. The HELAA report uses this figure as well and as such this figure is used as the basis for the report. This is slightly higher than the district average and in line with National requirements.

0.18 We therefore used a density of 30 DPH, as a starting point, we then reduced density, according to

4 the size of the site, in accordance with The SSDC HELAA report as follows:

• Sites of less than 0.4 Hectares in size: 100% of the site as the developable area • Sites of 0.4 ha – 2 Hectares: 80% of the site area as the developable area • Site over 2 Hectares: 60% of the site area as the developable area

5 Architecture | Planning | Community 1. STAGE 1: Call for Sites - May-July 2019

1.1 The INP working Group, called upon landowners and agents of land within the INP boundary for expressions of interest in applying for future development permission.

1.2 This exercise does not decide whether a site will be allocated for development nor does it commit the proposers to applying for planning consent. However it will enable the Town Council to better understand the needs and wishes of residents and businesses within the area.

1.3 A ‘Call for Site’ notice was published in the local press and on the Councils web site. Requests were also emailed to interested parties in May 2019 asking if they were interested in their land being considered as a site for potential development. Potential sites were then sent to the council or consultants by the 1 July 2019 which was 6 weeks from publication date of the request. Infor- mation requested included the following for each identified site:

• Ownership details • Site plan/map extract clearly showing the exact boundary of the site • Photo (if possible) • Site size (estimate) • Potential or preferred uses

2. STAGE 2: Site Allocations Options Analysis – Technical Assessment by ECA

2.1 In total 32 sites were identified and the following list and conclusions were agreed by the INP working group meeting. These are shown on the map on figure 1 along with details of their sources. More detailed information on each site is set out in Table 1.

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7 Architecture | Planning | Community TABLE 1: LIST OF ALL SITES INITIALLY CONSIDERED

*TBC= Potential maximum number of homes to be confirmed in Site Assessment Stage 4

Site Site Address Site Source Notes Density estimate or amount permitted Reference 1 Former Powermatic Site, Win- • 13/04935/OUT – Five-Year Housing Land Supply Paper (August 2019) • Former factory – previously developed land Outline consent for 72 dwellings and full consent for terhay Lane • 17/04802/REM – Five-Year Housing Land Supply Paper (August 2019) • Development not yet commenced part of the site for 19 dwellings • 17/04857/FUL – Five-Year Housing Land Supply Paper (August 2019) • W/ILM/0016 – Brownfield land register allocated site 2 Building Plot At Oakridge • 15/01479/FUL – Five-Year Housing Land Supply Paperilimnster (August 2019) • Previously developed land (steep topography) Permission for 1 dwelling Townsend • 19/00043/FUL – ECA sourced • Permission for 1 dwelling expired and subsequent application now in.

3 39 The Cross • 15/02944/FUL – Five-Year Housing Land Supply Paper(August 2019) Conversion now completed (prior to 2016) Permission 1 dwelling • Variation of condition 22.2.16 4 80 Blackdown View 15/04306/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed land. Permission 1 dwelling • Conditions not discharged (on records) • On site. 5 Barn Rear of The Royal Oak, 16/00102/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed land. Permission 2 dwellings The Cross • Conditions not discharged (on records) • Built after 2016 so to be included. 6 Land To The East of Units At 16/00121/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed land. Permission for 8 dwellings Broadoak, Canal Way • Most conditions discharged in November 2018. • Development not complete. 7 20 Silver Street 16/01167/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed (offices) Permission for 1 dwelling • NOW COMPLETED. • No record of conditions being discharged. 8 Rose Mill Farm, Station Road 16/02137/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed (barn) Permission 1 dwelling • Conditions discharged and development completed around 2016-2017 9 Factory Site Dowlish Ford 16/04060/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed land. Permission for 8 dwellings Mills, Greenway, Dowlish Ford • 2016 permission (with an amendment?) • Currently being built 10 Land off Canal Way, Ilminster • 16/05500/OUT – Five-Year Housing Land Supply Paper (August 2019) • Greenfield outside the development boundary. Permission for 400 dwellings. • W/ILMI/0301 – HELAA option • Outline consent for 400 houses subject to a S106. • ILMI 1 – local plan • IM1 – emerging local plan 11 36 Station Road IlminsteTrA19 18/01886/FUL – Five-Year Housing Land Supply Paper (August 2019) • Previously developed land in conservation area No real prospect of receiving permission given site 9BG (adjacent to Dentist) • 1 dwelling refused permission twice. constraints including a listed building. 12 Land rear of New Wood • W/ILMI/0002 – HELAA option Greenfield Approximately 2 Hectares. Could accommodate 48 House, The Beacon • Call for Sites (G.D.Pearce: Site 1) dwellings based on a 30 dwellings per hectare minimum at 80% 13 Land South of Cross W/ILMI/0004 – HELAA option Greenfield Approximately 2.37 Hectares. Could accommodate 56 dwellings based on a 30 dwellings per hectare minimum at 60% 14 Land North of Cross W/ILMI/0005 – HELAA option Greenfield Approximately 1 Hectare. Could accommodate 24 dwellings based on a 30 dwellings per hectare minimum at 80%

8 TABLE 1: LIST OF ALL SITES INITIALLY CONSIDERED

*TBC= Potential maximum number of homes to be confirmed in Site Assessment Stage 4

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Site Site Address Site Source Notes Density estimate or amount permitted Reference 15 Land South of Shudrick Lane, • 14/02474/OUT – 220 dwellings - refused and dismissed at appeal; the Inspec- • The Inspector considering the current Local Plan found Approximately 34.2 Hectares. Could accommodate 615 Townsent, (Shudrick Valley) tor concluding that the (harmful) effects on the character and appearance of the no fundamental difficulties in the Shudrick Valley site be- dwellings based on 30 dwellings per hectare minimum landscape would significantly and demonstrably outweigh its benefits.– Five-Year ing developed; but felt only that the Canal Way Direction at 60%. However a significant area of this land is un- Housing Land Supply Paper (August 2019) of Growth was preferable. usable due to the slope and environmental constraints • W/ILMI/0009/B – HELAA option • Politically contentious site with considerable history. The Local plan review states it could accommodate • ILMI 2 – local plan • Working group minded to considerable smaller portion of 220 dwellings. • IM2– SSDC Local Plan review preferred options consultations June 2019. the site as a suitable option. 16 Former Cheese Factory at • W/ILMI/0022 – HELAA option • This site is part former industrial. It currently has an Em- The Brownfield land register states 50 dwellings can be Station Road (Horlicks Site) • ILMI4 – Local Plan ployment allocation in the Local Plan. accommodated on this site. • Brownfield land register • It includes part of the former Horlicks site. The Local Plan review states it could accommodate 95 • It is within Flood Zone 3. dwellings. ALLOCATED EMPLOYMENT LAND. TO ALLOCATE AS FOR HOUSING WOULD BE CONTRARY TO THE AIMS OF THE NP 17 Greenway Farm, Dowlish • W/ILMI/0102 – HELAA option • Greenfield to the south of the town. Approximately 2.4 Hectares. Could accommodate Ford, Ilminster • ILMI3 • BMV agricultural land 43 dwellings based on a 30 dwellings per hectare • Peripheral landscape assessment suggest it has some minimum at 60%. The Local plan review states could landscape sensitivity. accommodate 45 dwellings • Archaeological site 18 Bay Hill, Land East of Ilmin- Call for Sites (Holly Phillips) • Greenfield Approximately 8.13 Hectares. Could accommodate 144 ster adjacent B3168 • Skyline site? small element may have potential dwellings based on a 30 dwellings per hectare minimum at 60%. 19 Land East of Winterhay Lane Call for Sites (Site 2: G.D. Pearce) • Greenfield Approximately 1.9 Hectares. Could accommodate 45 • Skyline site? small element may have potential. dwellings based on a 30 dwellings per hectare minimum at 80%. 20 Land South of Beacon Lane ECA option Greenfield Approximately 3.8 Hectares. Could accommodate 68 dwellings based on a 30 dwellings per hectare minimum at 60%. 21 Land to North of Winterhay Call for Sites (G.Painter and family) Greenfield Part of site promoted through the ‘Call for Sites’ Lane and East of Old Orchard Approximately 3.8 Hectares. Could accommodate 68 dwellings based on a 30 dwellings per hectare minimum at 60%. 22 Land to East of Winterhay ECA option Greenfield Approximately 3.3 Hectares could accommodate 59 Lane and Old Dairy dwellings based on a 30 dwellings per hectare minimum at 60%. 23 The Swan Yard, Land rear of ECA option • Previously developed land Approximately 0.07 Hectares could accommodate 2 Boots Chemist, access from • Potential for a car free development given access con- dwellings based on a 30 dwellings per hectare mini- Ditton Street straints. mum. However this is in the Town centre and could accommodate a higher density. 24 Land rear of the market • ECA option Previously developed land The brownfield land register suggests that 14 dwellings house, Gooch and Housego, • Brownfield land register. could be accommodated on this site. Cornhill 25 Land North of Station Road • 19/00012/OUT- Current- Outline planning application for the erection of flexible Greenfield The brownfield land register suggests that 80 dwellings class B1 (B1a or B1b) building (or buildings) and up to 150 No. dwellings on the could be accommodated on this site. Approximately land to the north of Station Road; and for class B1(C), B2, B8, D1, A3, A4 , A5 or 4.8 Hectares. Could accommodate 86 dwellings based Motor Dealership uses on the land to the South of Station Road; on a 30 dwellings per hectare minimum at 60%. • IM3 – emerging local plan • Brownfield land register Town Council have agreed to the principle of developing this site but object to a considerable number of details in this application. 150 is justified given site constraints and potential boost to employment etc.

10 Site Site Address Site Source Notes Density estimate or amount permitted Reference 15 Land South of Shudrick Lane, • 14/02474/OUT – 220 dwellings - refused and dismissed at appeal; the Inspec- • The Inspector considering the current Local Plan found Approximately 34.2 Hectares. Could accommodate 615 Townsent, (Shudrick Valley) tor concluding that the (harmful) effects on the character and appearance of the no fundamental difficulties in the Shudrick Valley site be- dwellings based on 30 dwellings per hectare minimum landscape would significantly and demonstrably outweigh its benefits.– Five-Year ing developed; but felt only that the Canal Way Direction at 60%. However a significant area of this land is un- Housing Land Supply Paper (August 2019) of Growth was preferable. usable due to the slope and environmental constraints • W/ILMI/0009/B – HELAA option • Politically contentious site with considerable history. The Local plan review states it could accommodate • ILMI 2 – local plan • Working group minded to considerable smaller portion of 220 dwellings. • IM2– SSDC Local Plan review preferred options consultations June 2019. the site as a suitable option. 16 Former Cheese Factory at • W/ILMI/0022 – HELAA option • This site is part former industrial. It currently has an Em- The Brownfield land register states 50 dwellings can be Station Road (Horlicks Site) • ILMI4 – Local Plan ployment allocation in the Local Plan. accommodated on this site. • Brownfield land register • It includes part of the former Horlicks site. The Local Plan review states it could accommodate 95 • It is within Flood Zone 3. dwellings. ALLOCATED EMPLOYMENT LAND. TO ALLOCATE AS FOR HOUSING WOULD BE CONTRARY TO THE AIMS OF THE NP 17 Greenway Farm, Dowlish • W/ILMI/0102 – HELAA option • Greenfield to the south of the town. Approximately 2.4 Hectares. Could accommodate Ford, Ilminster • ILMI3 • BMV agricultural land 43 dwellings based on a 30 dwellings per hectare • Peripheral landscape assessment suggest it has some minimum at 60%. The Local plan review states could landscape sensitivity. accommodate 45 dwellings • Archaeological site 18 Bay Hill, Land East of Ilmin- Call for Sites (Holly Phillips) • Greenfield Approximately 8.13 Hectares. Could accommodate 144 ster adjacent B3168 • Skyline site? small element may have potential dwellings based on a 30 dwellings per hectare minimum at 60%. 19 Land East of Winterhay Lane Call for Sites (Site 2: G.D. Pearce) • Greenfield Approximately 1.9 Hectares. Could accommodate 45 • Skyline site? small element may have potential. dwellings based on a 30 dwellings per hectare minimum at 80%. 20 Land South of Beacon Lane ECA option Greenfield Approximately 3.8 Hectares. Could accommodate 68 dwellings based on a 30 dwellings per hectare minimum at 60%. 21 Land to North of Winterhay Call for Sites (G.Painter and family) Greenfield Part of site promoted through the ‘Call for Sites’ Lane and East of Old Orchard Approximately 3.8 Hectares. Could accommodate 68 dwellings based on a 30 dwellings per hectare minimum at 60%. 22 Land to East of Winterhay ECA option Greenfield Approximately 3.3 Hectares could accommodate 59 Lane and Old Dairy dwellings based on a 30 dwellings per hectare minimum at 60%. 23 The Swan Yard, Land rear of ECA option • Previously developed land Approximately 0.07 Hectares could accommodate 2 Boots Chemist, access from • Potential for a car free development given access con- dwellings based on a 30 dwellings per hectare mini- Ditton Street straints. mum. However this is in the Town centre and could accommodate a higher density. 24 Land rear of the market • ECA option Previously developed land The brownfield land register suggests that 14 dwellings house, Gooch and Housego, • Brownfield land register. could be accommodated on this site. Cornhill 25 Land North of Station Road • 19/00012/OUT- Current- Outline planning application for the erection of flexible Greenfield The brownfield land register suggests that 80 dwellings class B1 (B1a or B1b) building (or buildings) and up to 150 No. dwellings on the could be accommodated on this site. Approximately land to the north of Station Road; and for class B1(C), B2, B8, D1, A3, A4 , A5 or 4.8 Hectares. Could accommodate 86 dwellings based Motor Dealership uses on the land to the South of Station Road; on a 30 dwellings per hectare minimum at 60%. • IM3 – emerging local plan • Brownfield land register Town Council have agreed to the principle of developing this site but object to a considerable number of details in this application. 150 is justified given site constraints and potential boost to employment etc.

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Site Site Address Site Source Notes Density estimate or amount permitted Reference 26 Land at Shudrick Lane to the ECA option Greenfield Approximately 1.2 Hectares East of Playing Fields IN ORDER TO FULFILL THE AIMS OF THE NP, THIS SITE IS TO BE RESERVED FOR EDUCATION/ PLAY- ING FIELDS

27 Land to rear of Blackdown ECA option Greenfield site with a steep slope to the rear Approximately 6.6 Hectares. Could accommodate 118 View dwellings based on a 30 dwellings per hectare minimum at 60%. 28 Land East of Winterhay Lane Call for Sites ( G.Painter and Family) Greenfield Approximately 5.5 ha. Could potentially accommodate (south of Fairfield House) 99 dwellings on a 30 dwellings per hectare minimum at 60%. 29 Land off Canal Way Phase 2, • W/ILMI/0301 – HELAA option Greenfield outside the development boundary. Approximately 13 ha. Could potentially accommodate Ilminster • ILMI 1 – local plan Adjacent to the site there is an outline consent for 400 hous- 234 dwellings on a 30 dwellings per hectare minimum • IM1 – emerging local plan es subject to a S106. at 60%. 30 Daido car park station road W/ILMI/0504 – HELAA option mixed use site Brownfield site inside the development boundary. Allocated Approximately 1.6 ha with approximately 0.8 hectares for mixed use, for housing. Could potentially accommodate 19 dwellings on a 30 dwellings per hectare minimum at 80%. 31 Land to East of Greenway, Call for sites • Greenfield to the south of the town. Approximately 1.8 Hectares. Could accommodate 43 Dowlish Ford, Ilminster • BMV agricultural land dwellings based on a 30 dwellings per hectare mini- • Peripheral landscape assessment suggest it has some mum at 80%. landscape sensitivity. • Archaeological site

32 Land to East of Greenway Neighbourhood Plan Steering Group option • Greenfield to the south of the town. Approximately 17 Hectares. Could accommodate 306 Farm (Larger Site) • BMV agricultural land dwellings based on a 30 dwellings per hectare mini- • Peripheral landscape assessment suggest it has some mum at 60%. landscape sensitivity. • Archaeological site 33 7 Greenway, Dowlish Ford, 18/02270/OUT - Five-Year Housing Land Supply Paper (August 2019) Extant planning permission. Approved 07/12/18. Expires Permission for 1 dwelling Ilminster 07/12/21. 34 Land adj, 6 The Heights, 19/00103/FUL - Five-Year Housing Land Supply Paper (August 2019) Extant planning permission. Approved 12/06/19. Expires Permission for 2 dwellings Ilminster 12/06/22 35 The Crown Inn, 12 West 19/00284/FUL - Five-Year Housing Land Supply Paper (August 2019) Extant planning permission. Approved 25/07/19. Expires Permission for 1 dwelling Street, 25/07/22

12 Site Site Address Site Source Notes Density estimate or amount permitted Reference 26 Land at Shudrick Lane to the ECA option Greenfield Approximately 1.2 Hectares East of Playing Fields IN ORDER TO FULFILL THE AIMS OF THE NP, THIS SITE IS TO BE RESERVED FOR EDUCATION/ PLAY- ING FIELDS

3. STAGE 3: Selection of Options - Working group meeting

3.1 It was found that the sites 1 to 11 and 33-35 already have planning permission and form part of the 528 dwellings that are already included in the total housing supply in Ilminster. These are shown in light grey in the table. An assessment of the remaining sites 12 to 31 was undertaken in order to find the remaining 326 dwellings.

3.2 Prior to a more detailed assessment of options by the wider community and working group, the working group needs to identify which sites are taken forward for further assessment. The sites we recommend for taking forward the sites recommended will exclude:

• smaller sites with permission; • large sites with planning permission or reasonable prospect of planning permission and being built out prior to 2036

TABLE 2: INITIAL ASSESSMENT SUMMARY

Site refer- Address Density estimate or amount permitted Total amount ence (SR) permitted already in 2016-2036 / 1 Former Power- Outline consent for 72 dwellings and full consent for part of 91 matic Site, Win- the site for 19 dwellings terhay Lane 2 Building Plot Permission for 1 dwelling 1 At Oakridge Townsend

3 39 The Cross Permission 1 dwelling 1

4 80 Blackdown Permission 1 dwelling 1 View 5 Barn Rear Of Permission 2 dwellings 2 The Royal Oak, The Cross

6 Land To The Permission for 8 dwellings 8 East Broadoak, Canal Way 7 20 Silver Street Permission for 1 dwelling 1 8 Rose Mill Farm, Permission 1 dwelling 1 Station Road

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Site refer- Address Density estimate or amount permitted Total amount ence (SR) permitted already in 2016-2036 / 9 Factory Site Permission for 8 dwellings 8 Dowlish Ford Mills, Greenway, Dowlish Ford 10 Land off Canal Permission for 400 dwellings subject to section 106 agree- 400 subject Way ment. to s106

11 36 Station Road No real prospect of receiving permission given site con- 0 straints including a listed building. 12 Land rear of Approximately 2 Hectares. Could accommodate 48 dwell- 0 New Wood ings based on a 30 dwellings per hectare minimum at 80% House, The Bea- con 13 Land South of Approximately 2.37 Hectares. Could accommodate 43 0 Cross dwellings based on a 30 dwellings per hectare minimum at 60% 14 Land at North of Approximately 1 Hectare. Could accommodate 24 dwellings 0 Cross based on a 30 dwellings per hectare minimum at 80% 15 Land South of • The Local plan review states it could accommodate 220 0 Shudrick Lane, dwellings. (Shudrick Valley) • Approximately 5 Hectares. Could accommodate 90 dwellings based on 30 dwellings per hectare minimum at 60%. 16 Former cheese • The Brownfield land register states 50 dwellings can be 0 factory at Station accommodated on this site. Road ‘Horlicks • The Local Plan review states it could accommodate 95 Site’ dwellings. • Neighbourhood plan - Approximately 11 Hectares. Could accommodate 198 dwellings based on 30 dwellings per hectare minimum at 60%. However the site is ALLOCATED FOR EMPLOYMENT in the neighbourhood plan . 17 Greenway Farm, Approximately 2.4 Hectares. Could accommodate 43 0 Dowlish Ford, dwellings based on a 30 dwellings per hectare minimum at Ilminster 60%. The Local plan review states could accommodate 45 dwellings 18 Bay Hill, Land Approximately 8.13 Hectares. Could accommodate 147 0 East of Ilminster dwellings based on a 30 dwellings per hectare minimum at adjacent B3168 60%. 19 Land east of Approximately 1.9 Hectares. Could accommodate 46 dwell- 0 Winterhay Lane ings based on a 30 dwellings per hectare minimum at 80%. 20 Land South of Approximately 3.8 Hectares. Could accommodate 69 dwell- 0 Beacon Lane ings based on a 30 dwellings per hectare minimum at 60%. 21 Land to North of Approximately 3.8 Hectares. Could accommodate 69 0 Winterhay Lane dwellings based on a 30 dwellings per hectare minimum at and East of Old 60%. Orchard

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Site refer- Address Density estimate or amount permitted Total amount ence (SR) permitted already in 2016-2036 / 22 Land to East of Approximately 3.3 Hectares could accommodate 60 dwell- 0 Winterhay Lane ings based on a 30 dwellings per hectare minimum at 60%. and Old Dairy 23 The Swan Yard Approximately 0.07 Hectares could accommodate 2 dwell- 0 ings based on a 30 dwellings per hectare minimum. How- ever this is in the Town centre and could accommodate a higher density. 24 Land rear of the The brownfield land register suggests that 14 dwellings 0 market house, could be accommodated on this site. Gooch and Housego 25 Land North of The brownfield land register suggests that 80 dwellings 0 Station Road could be accommodated. In SSDC Local Plan (emerging) Town Council have agreed to the principle of developing this site. There are 150 dwellings proposed. The site is allocated Employment land. The site is 4.8 Hectares and could accomodated 87 dwellings based on 30 dwellings per hectare minimum at 60%. 26 Land at Shudrick Approximately 1.2 Hectares. Could accomodate 29 dwell- 0 Lane to the East ings based on 30 dwellings per hectare minimum at 80%. of Playing Fields The NP want RESERVE THIS SITE FOR PLAYING FIELDS. 27 Land to rear of Approximately 6.6 Hectares could accommodate 119 dwell- 0 Blackdown View ings based. based on 30 dwellings per hectare minimum at 60%. 28 Land East of Approximately 5.5 ha Could potentially accommodate 99 0 Winterhay Lane dwellings based on 30 dwellings per hectare minimum at (Fairfield House) 60%. 29 Land off Canal Approximately 13 ha. Could potentially accommodate 234 0 Way phase 2 dwellings based on 30 dwellings per hectare minimum at 60%. 30 Daido car park Approximately 1.6 ha with approximately 0.8 hectares for 0 station road housing. Could potentially accommodate 19 dwellings based on 30 dwellings per hectare minimum at 80%. 31 Land to East of Approximately 1.8 Hectares. Could accommodate 44 dwell- 0 Greenway, Dowl- ings based on a 30 dwellings per hectare minimum at 80%. ish Ford 32 Land to East of Approximately 17 Hectares. Could accommodate 306 0 Greenway Farm dwellings based on a 30 dwellings per hectare minimum at (Larger Site) 60%. 33 7 Greenway, Dowl- Permission for 1 dwelling 1 ish Ford, Ilminster 34 Land adj, 6 The Permission for 2 dwellings 2 Heights, Ilminster 35 The Crown Inn, 12 Permission for 1 dwelling 1 West Street, TOTAL 119 already permitted (519 subject to s.106) 17 Architecture | Planning | Community 4. STAGE 4: Assessment of Options - Techni- cal ECA work and worksheets How the assessments were made 4.1 This is an independent report, prepared by qualified planning consultants at ECA. It forms an integral part of the evidence base for the site selection process in Ilminster. This includes:

A. Site Location - The sites have been selected from a variety of sources, as highlighted in earlier stages of the site selection process. Sites have not been assessed where they contain approved / completed or committed schemes.

B. Context of the Site and Surrounding Area - This includes some basic referral information including absolute constraints, while considering the desire to prioritise brownfield sites for development over greenfield sites.

C. Site Assessment - The suitability of each site for development is assessed against 15 standard criteria. These criteria have been subject to consultation with South Somerset District Council (SSDC) and adjusted to take account of local circumstances, based on a standard methodology developed by ECA from working on other neighbourhood plans. A traffic light system has been used to score the sites suitability. This method is simple and again, was suggested by South Somerset District Council Officers. The retention and increase of trees on sites is a priority for the neighbourhood plan and has been taken into account here.

D. Site Potential - The developable areas on a site area shown in blue on the site plans and is smaller than the overall site area in some circumstances. The potential yield for each housing site was based on the same approach applied SSDC in the HELAA, namely 30 dwellings per hectare.

E. Recommendation - The recommendation is based on the overall scores that the site received. It is slightly dependant on the availability of other more suitable sites. It does not take account of consultation responses. This assessment summarises with a final score and a colour which corre- sponds to traffic light system of red, amber and green.

Resources for assessment 4.2 Each of the sites was assessed against a variety of resources. The maps for each of these resources are shown in figures 2, 3, 4 and 5. These include the constraints and landscape map created by ECA for the Neighbourhood Plan, Aerial photograph taken from Dorset Explorer and the constraints maps from the SSDC Local Plan. These maps are orientated North at the top of the page.

18 15 14 Local Space Green List: A. Reserve Nature Herne Hill Local B. Britten’s Ground Field Recreation C. Wharf Lane Ground Recreation Area Recreation Winterhay D. Burma StarE. Garden Shudrick Stream & Environs F. G. Cemetery Centre and North of the Town Beacon Trail Nature H. Shudrick Valley Terrace I. Allotments off Hillview Club Bowling and Tennis J. Ilminster K. Community Swanmead Field School Playing L. Greenfylde First School Playground House and Surrounds M. Market N. St. Mary’s Churchyard Area Hill Play Blackdown O. Isle River P. Estate Dillington 12 13 11 10 H 9 8 J 7 K O M 17 I 6 19 N L 1 16 G 18 C 2 5 B D E F 4 R 3 A P LEGEND: Neighbourhood Identifications: Plan NHP BoundaryIlminster Space Green Local Amenity of High Recreational SSDC Areas SSDC Conservation Area Area Development SSDC Ilminster ConstrainingSSDC Steep Ground Development 2 SSDC Flood Zone and Gardens Parks SSDC Historic Identified Views Space Names Green Local Council ‘Figure District South*see Somerset Map Ilminster and Constraints’ 4 - Value [Peripheral Landscape Study reference for Amended].Ilminster INP Figure 5:INP Figure Views, Landscape Protected and DesignationsCharacter A 16

PMT1, PMT2 PMT1, PMT2 PMT1, PMT2

PMT1, PMT2

Development Sites Development

–

, PMT1, PMT2 PMT2 PMT1, , Development Site Development

– SS5

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Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way Architecture | Planning | Community SITE WITH PLANNING PERMISSION / 28 07 20 Silver Street DEVELOPMENT COMPLETE Land Rear of New Wood House SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES A. Site location 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN 25 Dowlish Ford Site Reference 12 19 Land off Canal Way, Ilminster ‘CALL FOR SITES’ RESULTANTS Site name Land rear30 of New Wood 10 House OUTSTANDING PLANNING PERMISSION Site Address Land rear of New Wood 11 36 Station Road, Ilminster (adjacent to 8 16 House, The Beacon, Ilminster 12 dentist) 1 Land rear of New Wood House, The Current use Agricultural 22 20 12 Beacon Total area in 2 Hectares (Ha) 11 27 13 Land South of Cross 6 4 Land at North of Cross B. Context of the site and surrounding area 14 18 Surrounding land uses Residential and agricultural 15 Land South of Shudrick Lane, Townsend Site boundaries Established trees and hedgerows (Shudrick Valley) 24 Former Cheese Factory at Station Road Is the site: Greenfield X Brownfield Mixture Unknown 7 2 16 ‘Horlicks Site’ 10 23 17 Greenway Farm, Dowlish Ford, Ilminster C. Site Assessment 15 Bay Road, Land East of Ilminster (adjacent 1.Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 18 B3168) ment area of the Town? settlement ly adjacent to location, away 26 29 boundary the settlement from the settle- boundary ment boundary 19 Land East of Winterhay Lane 2.Use of the land: Site choice to ensure the most effi- (3) brownfield (2) brownfield (1) greenfield 5 14 cient and effective use of land. uncontaminated some contami- Land South of Beacon Lane nation 20 3.Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 3 Land to the North of Winterhay Lane and employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 13 21 tal to the vitality of the local area? mercial land land but it is not East of Old Orchard a strategic loss Land to East of Winterhay Lane and Old 4.Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 22 Dairy Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built The Swan Yard, Land Rear of Boots surrounding area or locale area or locale, 23 Chemist (access from Ditton Street) housing, built due to scale of due to scale of area or locale, development (10 development, (ap- 24 Land rear of The Market House, Gooch (0-10 houses) -99 houses) proximately 100 17 and Housego, Cornhill houses or more) 25 Land North of Station Road 22 Land at Shudrick Lane to the East of 26 Playing Fields

27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

30 Daido car park ILMINSTER NEIGHBOURHOOD PLAN Architecture E: [email protected] 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com Licence No. LA/100019471-2017 Community T: 01202 675 152 0 km 1 km 12: Land Rear of New Wood House ctd

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all environmental dium number of significant biodiversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and her- (3) enhance or (2) some im- (1) significant im- itage assets: negative impact to be avoided to neutral impact pact on heritage pact on heritage on heritage assets assets preserve historic environment to include Ilminster assets conservation area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

23 12: Land Rear of New Wood House ctd

Architecture | Planning | Community

13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 14.Sustainable access to retail, shops and servic- (3) the site is (2) the site is (1) the site is es: Is the site choice located within walking distance within 5 minutes within 10 min- more than 10 (approximately 5 minutes) to the town centre (shop, walking dis- utes walking dis- minutes walk- pub, school, church) in order to promote sustainability tance of shops tance of shops ing distance and to reduce car usage? and amenities and amenities of shops and amenities 15.Sustainable access to open spaces and recre- (3) there is an (2) there is an (1) the existing ation facilities: Does the site choice promote healthy existing open existing open open space or living and lifestyles? space or play space or play play facility is facility within 5 facility within 10 more than 10 minutes’ walk minutes walk minutes walk or the ability to away provide one

D. Site potential

What Use is the Residential x Open Space x Transport Hub Employment x site suitable for? Mixed use x Food production x Community x Other...

Develop-able area in 2 Hectares but only hectares (HA) about 1.16 ha developable due to topography and views No. of houses 48 = whole site but not achievable - 36 dwellings more realistic Score 36

E. Recommendation

Yes No Partial x

Steep topography and potential impact on views and ecology prevent a comprehensive redevelopment. But given its proximity to the town centre and good road frontage on the east and urbanising affect to the west this is a good site for low density well designed residential development. 24 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ 10 23 Land South of Cross 17 Greenway Farm, Dowlish Ford, Ilminster

15 Bay Road, Land East of Ilminster (adjacent 18 B3168) 29 A. Site location 26 19 Land East of Winterhay Lane Site Reference 13 Site name Land South of Cross 5 14 Site Address Land South of Cross 20 Land South of Beacon Lane 3 Land to the North of Winterhay Lane and Current use Agricultural 13 21 East of Old Orchard Total area in 2.37 Hectares Hectares (Ha) Land to East of Winterhay Lane and Old 22 Dairy The Swan Yard, Land Rear of Boots B. Context of the site and surrounding area 23 Chemist (access from Ditton Street) Surrounding land uses Residential and agricultural Land rear of The Market House, Gooch Site boundaries Three bar fence, residential fences and 24 and Housego, Cornhill hedges 17

Is the site: Greenfield X Brownfield Mixture Unknown 25 Land North of Station Road

Land at Shudrick Lane to the East of 26 Playing Fields C. Site Assessment

1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 27 Land to rear of Blackdown View ment area of the Town? 9 settlement ly adjacent to location, away boundary the settlement from the settle- Land East of Winterhay Lane (south of boundary ment boundary 28 Fairfield House) 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminated some contamination 29 Canal Way (land south of permitted site) 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not 30 Daido car park a strategic loss ILMINSTER NEIGHBOURHOOD PLAN 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Architecture E: [email protected] Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com surrounding area or locale area or locale, Licence No. LA/100019471-2017 housing, built due to0 scalekm of due to scale of 1 km Community T: 01202 675 152 area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more)

25 13: Land South of Cross ctd

Architecture | Planning | Community

5, Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6. Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7. Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all biodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8. Natural environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9. Impact on the historic environment and her- (3) enhance or (2) some im- (1) significant im- itage assets: negative impact to be avoided to neutral impact pact on heritage pact on heritage on heritage assets assets preserve historic environment to include Ilminster assets conservation area, listed buildings and archaeological features. 10. Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11. Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12. Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

26 13: Land South of Cross ctd

13. Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 14. Sustainable access to retail, shops and (3) the site is (2) the site is (1) the site is services: Is the site choice located within walking within 5 minutes within 10 min- more than 10 distance (approximately 5 minutes) to the town centre walking dis- utes walking dis- minutes walk- (shop, pub, school, church) in order to promote sus- tance of shops tance of shops ing distance tainability and to reduce car usage? and amenities and amenities of shops and amenities 15. Sustainable access to open spaces and recre- (3) there is an (2) there is an (1) the existing ation facilities: Does the site choice promote healthy existing open existing open open space or living and lifestyles? space or play space or play play facility is facility within 5 facility within 10 more than 10 minutes’ walk minutes walk minutes walk or the ability to away provide one D. Site potential

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community x Other...

Develop-able area in 1.7 Hectares hectares (HA) No. of houses 57 dwellings Score 30

E. Recommendation

Yes No Partial x

Whilst the western part of the site is of a flat topographical nature and its character is that which is already being absorbed into the urban fringe, this site is exposed to long views and parts of the site have a steeper topography. Close to the town centre and amenities this is generally a good location. However access to this site is potnetially fairly poor and would need upgrading to enable development to progress. To limit impact on potential views and maximise opportunities for a net gain in biodiversity, landscaping and screening a low density development with open space and new trees could possibly be achievable here.

27 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

Architecture | Planning | Community 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) Land North of Cross 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ 10 23 17 Greenway Farm, Dowlish Ford, Ilminster

15 Bay Road, Land East of Ilminster (adjacent A. Site location 18 B3168) 29 26 Site Reference 14 19 Land East of Winterhay Lane Site name Land north of Cross 5 14 Site Address Cross 20 Land South of Beacon Lane 3 Current use Agricultural Land to the North of Winterhay Lane and 13 21 East of Old Orchard Total area in 1 Hectares Hectares (Ha) Land to East of Winterhay Lane and Old 22 Dairy

23 The Swan Yard, Land Rear of Boots B. Context of the site and surrounding area Chemist (access from Ditton Street) Land rear of The Market House, Gooch Surrounding land uses Residential, school and agricultural 24 and Housego, Cornhill Site boundaries Residential fences and hedges17 25 Land North of Station Road Is the site: Greenfield X Brownfield Mixture Unknown Land at Shudrick Lane to the East of 26 Playing Fields

C. Site Assessment 27 Land to rear of Blackdown View 1. Designation: Is the site within the current9 develop- (3) Within the (2) Immediate- (1) Countryside Land East of Winterhay Lane (south of ment area of the Town? settlement ly adjacent to location, away 28 boundary the settlement from the settle- Fairfield House) boundary ment boundary Canal Way (land south of permitted site) 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 29 efficient and effective use of land. uncontaminated some contamination 30 Daido car park 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- ILMINSTER NEIGHBOURHOOD PLAN employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land Architecture E: [email protected] tal to the vitality of the local area? mercial land land but it is not a strategic loss 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Licence No. LA/100019471-2017 Planning W: eca-p.com 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Community T: 01202 675 152 Does the site choice seek to protect and enhance the and negligi- on surrounding0 km pact on surround- 1 km quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, housing, built due to scale of due to scale of area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more)

28 14: Land North of Cross ctd

5. Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6. Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7. Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all biodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8. Natural environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9. Impact on the historic environment and her- (3) enhance or (2) some im- (1) significant im- itage assets: negative impact to be avoided to neutral impact pact on heritage pact on heritage on heritage assets assets preserve historic environment to include Ilminster assets conservation area, listed buildings and archaeological features. 10. Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11. Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12. Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

29 14: Land North of Cross ctd

Architecture | Planning | Community

13. Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 14. Sustainable access to retail, shops and (3) the site is (2) the site is (1) the site is services: Is the site choice located within walking within 5 minutes within 10 min- more than 10 distance (approximately 5 minutes) to the town centre walking dis- utes walking dis- minutes walk- (shop, pub, school, church) in order to promote sus- tance of shops tance of shops ing distance tainability and to reduce car usage? and amenities and amenities of shops and amenities 15. Sustainable access to open spaces and recre- (3) there is an (2) there is an (1) the existing ation facilities: Does the site choice promote healthy existing open existing open open space or living and lifestyles? space or play space or play play facility is facility within 5 facility within 10 more than 10 minutes’ walk minutes walk minutes walk or the ability to away provide one D. Site potential

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community x Other... school playing field x

Develop-able area in 1 Hectares hectares (HA) No. of houses 24 dwellings Score 31

E. Recommendation

Yes X No Partial

The eastern part of the site projects into the rural landscape and provides an attractive green backdrop to Cross Farm House. Part of the field is also highly visible from across the Shudrick Valley. A small scale low density development of perhaps 15 dwellings on the western part of the site may be acceptable, given that the site is in close proximity to the town centre. The access would need to be substantially upgraded to enable a development to progress here, which raises viability issues of a small development. The development of this site with Site 26 should be investigated further.

30 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) A. Site location 24 Former Cheese Factory at Station Road 7 2 16 10 Site Reference 15 ‘Horlicks Site’ Site name Land South of Shudrick23 Lane 17 Greenway Farm, Dowlish Ford, Ilminster Site Address Shudrick Valley 15 Bay Road, Land East of Ilminster (adjacent 18 B3168) Current use Agricultural and paddock 26 29 Total area in Entire available land is 34.2 Land East of Winterhay Lane Hectares (Ha) Hectares. 19 5 14 20 Land South of Beacon Lane 3 B. Context of the site and surrounding area Land to the North of Winterhay Lane and 13 21 East of Old Orchard Surrounding land uses Residential, and agricultural Site boundaries Residential fences, river, conservation area and hedges Land to East of Winterhay Lane and Old 22 Dairy Is the site: Greenfield X Brownfield Mixture Unknown The Swan Yard, Land Rear of Boots 23 Chemist (access from Ditton Street)

24 Land rear of The Market House, Gooch C. Site Assessment 17 and Housego, Cornhill 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 25 Land North of Station Road ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- Land at Shudrick Lane to the East of boundary ment boundary 26 Playing Fields 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminated some contami- 27 Land to rear of Blackdown View 9 nation 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- Land East of Winterhay Lane (south of employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 28 Fairfield House) tal to the vitality of the local area? mercial land land but it is not a strategic loss 29 Canal Way (land south of permitted site) 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 30 Daido car park quality of Ilminster? ble impact on housing, built ing housing, built ILMINSTER NEIGHBOURHOOD PLAN surrounding area or locale area or locale, housing, built due to scale of due to scale of Architecture E: [email protected] area or locale, development (10 development, (ap- 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com (0-10 houses) -99 houses) proximately 100 Licence No. LA/100019471-2017 houses or more) Community T: 01202 675 152 0 km 1 km 31 15: Land South of Shudrick Lane ctd

Architecture | Planning | Community

32 15: Land South of Shudrick Lane ctd

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community x Other...

Developable area in 34.2 hectares (HA) No. of houses 220 Score 31 E. Recommendation

Yes No Partial X

The Eastern part of the site is exposed to long views and this site forms part of the rural setting of Ilminster which impacts on the developable area that the site can provide. The steep topographical nature in parts and localised flooding issues create other potential constraints together with its associated biodiversity. However the Western part of the site is already being absorbed into the urban fringe and benefits from extremely close flat access to shops and services with good vehicular access off Shudrick Lane. Some low density residential development would be appropriate here, if it helped to deliver other aims of the INP including the Cycle Hub and Green Chain Link. This infrastructure could not realistically be delivered for viabiity reasons, without associated higher density housing here. Part of this site would lend itself well for low density housing, bungalows or even retirement homes due to flat, close access to the town centre..

33 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

Architecture | Planning | Community SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTHFormer SOMERSET HELAA Horlicks 2018 ILMINSTER & site south of Station Road DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER A. Site location 21 09 Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 25 Dowlish Ford RECOMMENDEDSite Reference BY NEIGHBOURHOOD16 PLAN 19 ‘CALLSite FORname SITES’ RESULTANTS Former Horlicks 30 10 Land off Canal Way, Ilminster Site Address Former cheese factory at Sta- OUTSTANDING PLANNING PERMISSIONtion Road ‘Horlicks Site’ 36 Station Road, Ilminster (adjacent to 11 dentist) Current use Part industrial part agricultural 8 16 12 1 Land rear of New Wood House, The Total area in 11 Hectares 22 20 12 Hectares (Ha) Beacon 11 B. Context of the site and surrounding area 27 13 Land South of Cross

Surrounding land uses Industrial, agricultural and residen- 6 4 Land at North of Cross tial 14 Site boundaries Hedgerows 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) Is the site: Greenfield Brownfield Mixture X Unknown 24 7 16 Former Cheese Factory at Station Road C. Site Assessment 2 ‘Horlicks Site’ 10 23 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 17 Greenway Farm, Dowlish Ford, Ilminster ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- 15 Bay Road, Land East of Ilminster (adjacent boundary ment boundary 18 B3168) 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 29 26 efficient and effective use of land. uncontaminated some contami- 19 Land East of Winterhay Lane nation 5 14 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 20 Land South of Beacon Lane employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 3 tal to the vitality of the local area? mercial land land but it is not Land to the North of Winterhay Lane and a strategic loss 13 21 East of Old Orchard 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 22 Land to East of Winterhay Lane and Old quality of Ilminster? ble impact on housing, built ing housing, built Dairy surrounding area or locale area or locale, The Swan Yard, Land Rear of Boots housing, built due to scale of due to scale of 23 Chemist (access from Ditton Street) area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 24 Land rear of The Market House, Gooch houses or more) 17 and Housego, Cornhill 5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 degrees Land North of Station Road ment to be built and still be viable? mostly level and 15 degrees slope or unstable over 25 of slope or partly most of the site over 15 degrees 26 Land at Shudrick Lane to the East of 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the Playing Fields partially within a flood zone? flood zone Flood zone 27 Land to rear of Blackdown View 34 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on surround- all geodiversity and landscape features? hancement on the surrounding ing natural landscape surrounding natural landscape setting and views of natural land- setting and views landscape scape setting of landscape and views of the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/medium (1) large number of choice ensure protection and enhancement of all bio- environmental number of signif- significant hedgerows diversity? constraints icant hedgerows or trees with or with- affecting this or trees with out Tree Preservation site. or without Tree Order or protected Preservation Or- species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant impact assets: negative impact to be avoided to preserve neutral impact pact on heritage on heritage assets on heritage assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 minutes minutes walk minutes’ walk. walk. away 12.Sustainable access to cycle paths: Does the (3) there are (2) there are (1) there are no site choice reduce the need to travel and promote cycle paths no cycle paths cycle paths ac- more sustainable transport choices by being near and within 50m of accessing the cessing the site creating cycle paths? the site. site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are (2) no existing (1) no existing choice reduce the need to travel and promote more existing ‘made- footpaths or pave- footpaths or pave- sustainable transport choices by being near and cre- up’ flat foot- ments but there is ments and there ating footpaths in order to promote sustainability and paths/ pave- good potential for is no potential allows easy and safe pedestrian access capable of ments edging it to be upgraded. to upgrade the being used by wheelchairs and buggys? the site access 14.Sustainable access to retail, shops and servic- (3) the site is (2) the site is (1) the site is es: Is the site choice located within walking distance within 5 min- within 10 minutes more than 10 (approximately 5 minutes) to the town centre (shop, utes walking walking distance minutes walk- pub, school, church) in order to promote sustainability distance of of shops and ing distance and to reduce car usage? shops and amenities of shops and amenities amenities

35 16: Former Horlicks Site ctd

Architecture | Planning | Community

15.Sustainable access to open spaces and recre- (3) there is an (2) there is an ex- (1) the existing ation facilities: Does the site choice promote healthy existing open isting open space open space or living and lifestyles? space or play or play facility play facility is facility within 5 within 10 minutes more than 10 minutes’ walk walk minutes walk or the ability to away provide one

D. Site potential

What Use is the Residential x Open Space x Transport Hub x Employment site suitable for? Mixed use x Food production Community x Other...

Develop-able area in None - employment hectares (HA) No. of houses None Score 31

E. Recommendation

Yes No x Partial

This large area is within the floodplain, therefore flood mitigation measures need to be included with sensitivity to the surrounding area. The site owners and the Environment Agency have noticed discrepancies in the flood data and this may be altered in the near future. The site is brownfield former industrial land and is protected for employment by strategic planning policies. Due to the need to create a sustainable town in Ilminster and the sites location within the floodplain it is therefore not considered to be suitable for residential development. However, the site has good potential for an employment related development or larger scale recreation or sports facility. Any development should carefully relate to the River Isle and its associated biodiversity. This is an important approach to Ilminster and visual enhancements are needed here.

36 Greenway Farm, west of Listers Hill

A. Site location Site Reference 17 Site name Greenway Farm, west of Listers Hill Site Address Greenway Farm, Dowlish Ford Current use Agricultural Total area in 2.4 Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Industrial, agricultural and residential Site boundaries Hedgerows

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminated some contamination 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not a strategic loss 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, housing, built due to scale of due to scale of area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more) 37 17: Greenway Farm ctd

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the site (3) there are cy- (2) there are (1) there are no choice reduce the need to travel and promote more cle paths within no cycle paths cycle paths ac- sustainable transport choices by being near and creat- 50m of the site. accessing the cessing the site ing cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

38 17: Greenway Farm ctd

What Use is the Residential x Open Space x Transport Hub Employment x site suitable for? Mixed use x Food production x Community Other...

Develop-able area in 2.4 hectares (HA) No. of houses 44 dwellings Score 35

E. Recommendation

Yes x No Partial

This site is within the open countryside on the southern edge of the town, outside a comfortable walking distance to the town centre. However it is nearer to employment opportunities to the south and close to footpaths and open space. It benefits from good road access and is a flat topographical nature. Not exposed to long views with no potential impact on the heritage assets, this site has good development potential. Careful landscaping, screening and sensitive treatment to the boundaries, with meaningful tree planting would be needed here. There is potential for a rural village style development which would be more in- keeping with the sites rural nature, with buildings in clusters. This could potentially provide a transition and more robust defensible boundary to the edge of settlement.

39 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN 25 Dowlish Ford 19Architecture | Planning | Community 10 Land off Canal Way, Ilminster ‘CALL FOR SITES’ RESULTANTS 30 Bay Hill OUTSTANDING PLANNING PERMISSION 11 36 Station Road, Ilminster (adjacent to 8 16 12 dentist) 1 22 Land rear of New Wood House, The 20 12 Beacon 11A. Site location 27 13 Land South of Cross Site Reference 18 6 4 Site name Bay Hill 14 Land at North of Cross Site Address Bay Hill , Land East of Ilminster adjacent B3168 18 15 Land South of Shudrick Lane, Townsend Current use Agricultural (Shudrick Valley) 24 Total area in 2.4 7 16 Former Cheese Factory at Station Road Hectares (Ha) 2 ‘Horlicks Site’ 10 23 17 Greenway Farm, Dowlish Ford, Ilminster

B. Context of the site and surrounding area 15 Bay Road, Land East of Ilminster (adjacent 18 B3168) 29 Surrounding land uses Residential 26 Site boundaries Hedgerows 19 Land East of Winterhay Lane 14 Is the site: Greenfield X Brownfield5 Mixture Unknown 20 Land South of Beacon Lane 3 13 21 Land to the North of Winterhay Lane and C. Site Assessment East of Old Orchard Land to East of Winterhay Lane and Old 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 22 Dairy ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- The Swan Yard, Land Rear of Boots boundary ment boundary 23 Chemist (access from Ditton Street) 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield Land rear of The Market House, Gooch efficient and effective use of land. uncontaminated some contami- 24 and Housego, Cornhill 17 nation 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 25 Land North of Station Road employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not Land at Shudrick Lane to the East of a strategic loss 26 Playing Fields 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 27 Land to rear of Blackdown View quality of Ilminster?9 ble impact on housing, built ing housing, built surrounding area or locale area or locale, Land East of Winterhay Lane (south of housing, built due to scale of due to scale of 28 Fairfield House) area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 29 Canal Way (land south of permitted site) houses or more) 30 Daido car park 40 ILMINSTER NEIGHBOURHOOD PLAN Architecture E: [email protected] 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com Licence No. LA/100019471-2017 Community T: 01202 675 152 0 km 1 km 18: Bay Hill ctd

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

41 18: Bay Hill ctd

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 2.4 hectares (HA) No. of houses 44 dwellings Score 31

E. Recommendation

Yes No Partial X

This site is close to the town centre, with little risk to flooding and no impact on heritage assets. However the site is beyond a heavy tree belt which forms a natural boundary to Ilminster. The comprehensive development of the site would have an impact on the rural approach to Ilminster and potentially on longer views from the North. A green corridor is sited to the East which could be avoided or enhanced. However given the sites proximity to the town centre, options should be explored on this site further for a small development to the south with tree planting on the northern boundary. Access could be a potential issue here.

42 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land East of Winterhay Lane Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street A. Site location SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER Site Reference 19 Site name Land East of Winterhay Lane 21 09 Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 25 Dowlish Ford RECOMMENDED BY NEIGHBOURHOOD PLAN Site Address Winterhay Lane 19 ‘CALL FOR SITES’ RESULTANTS 10 Land off Canal Way, Ilminster Current use Agricultural 30 OUTSTANDING PLANNING PERMISSION Total area in 1.9 11 36 Station Road, Ilminster (adjacent to Hectares (Ha)8 16 12 dentist) 1 22 Land rear of New Wood House, The 20 12 Beacon

B. Context of the site and surrounding area 11 27 13 Land South of Cross Surrounding land uses Residential and agricultural6 4 Site boundaries Hedgerows and trees 14 Land at North of Cross

Is the site: Greenfield X Brownfield Mixture Unknown 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ C. Site Assessment 10 23 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 17 Greenway Farm, Dowlish Ford, Ilminster ment area of the Town? settlement ly adjacent to location, away 15 boundary the settlement from the settle- 18 Bay Road, Land East of Ilminster (adjacent boundary ment boundary B3168) 2. Use of the land: Site choice to ensure the most 29(3) brownfield (2) brownfield (1) greenfield 26 19 Land East of Winterhay Lane efficient and effective use of land. uncontaminated some contamination 5 14 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 20 Land South of Beacon Lane employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 3 tal to the vitality of the local area? mercial land land but it is not Land to the North of Winterhay Lane and a strategic loss 13 21 East of Old Orchard 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Land to East of Winterhay Lane and Old Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 22 Dairy quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, The Swan Yard, Land Rear of Boots housing, built due to scale of due to scale of 23 Chemist (access from Ditton Street) area or locale, development (10 development, (ap- Land rear of The Market House, Gooch (0-10 houses) -99 houses) proximately 100 24 and Housego, Cornhill houses or more) 17 25 Land North of Station Road

43 Land at Shudrick Lane to the East of 26 Playing Fields

27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 44 19: East of Winterhay Lane ctd.

14.Sustainable access to retail, shops and servic- (3) the site is (2) the site is (1) the site is es: Is the site choice located within walking distance within 5 minutes within 10 min- more than 10 (approximately 5 minutes) to the town centre (shop, walking dis- utes walking dis- minutes walk- pub, school, church) in order to promote sustainability tance of shops tance of shops ing distance and to reduce car usage? and amenities and amenities of shops and amenities 15.Sustainable access to open spaces and recre- (3) there is an (2) there is an (1) the existing ation facilities: Does the site choice promote healthy existing open existing open open space or living and lifestyles? space or play space or play play facility is facility within 5 facility within 10 more than 10 minutes’ walk minutes walk minutes walk or the ability to away provide one D. Site potential

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 1.9 hectares (HA) No. of houses 46 dwellings

Score 34

E. Recommendation

Yes x No Partial

This site is of a flat topographical nature adjacent to the existing edge of Ilminster. However, due to its low lying nature it is not exposed to views and does not form part of the green back drop or a gateway into the town. It is also within walking distance to shops and amenities and is not exposed to long views. Potential issues in relation to flooding would need to be explored. However there is potential to improve road access to the site. A medium density development which related well to the rural settlement edge would have potential here. Trees and landscaping could provide a net gain in biodiversity. This scheme could also help deliver other aims of the neighbourhood plan including the green chain.

45 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / Architecture | Planning | Community 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY Land South of Beacon Lane 08 Rose Mill Farm, Station Road PAPER Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN 25 Dowlish Ford A. Site location 19 ‘CALL FOR SITES’ RESULTANTS 10 Land off Canal Way, Ilminster Site Reference30 20 OUTSTANDING PLANNING PERMISSION Site name Land South of Beacon Lane 36 Station Road, Ilminster (adjacent to 11 dentist) 8 16 Site Address Beacon Lane 12 1 22 Land rear of New Wood House, The Current use Agricultural 20 12 Beacon Total area in 3.8 11 Hectares (Ha) 27 13 Land South of Cross 6 4 14 Land at North of Cross B. Context of the site and surrounding area 18 15 Land South of Shudrick Lane, Townsend Surrounding land uses Residential, agricultural and allotments (Shudrick Valley) Site boundaries Hedgerows and residential fences 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ Is the site: 10 Greenfield X Brownfield Mixture Unknown23 17 Greenway Farm, Dowlish Ford, Ilminster

15 Bay Road, Land East of Ilminster (adjacent C. Site Assessment 18 B3168) 26 1. Designation:29 Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 19 Land East of Winterhay Lane ment area of the Town? settlement ly adjacent to location, away boundary the settlement from5 the settle14- boundary ment boundary 20 Land South of Beacon Lane 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1)3 greenfield efficient and effective use of land. uncontaminat- some contami- Land to the North of Winterhay Lane and ed nation 13 21 East of Old Orchard 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- Land to East of Winterhay Lane and Old employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 22 Dairy tal to the vitality of the local area? mercial land land but it is not a strategic loss 23 The Swan Yard, Land Rear of Boots 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Chemist (access from Ditton Street) Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- Land rear of The Market House, Gooch quality of Ilminster? ble impact on housing, built ing housing, built 24 and Housego, Cornhill surrounding area17 or locale area or locale, housing, built due to scale of due to scale of 25 Land North of Station Road area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 Land at Shudrick Lane to the East of houses or more) 26 Playing Fields

27 Land to rear of Blackdown View 9 46 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 47 20: Land south of Beacon Lane ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 1.7 hectares (HA) No. of houses 41 dwellings Score 31

E. Recommendation

Yes No x Partial

This site is close to Beacon Hill ridge and would be difficult to develop without harming wider views, especially enjoyed from the footpath and The Beacon itself. Access is also a potential issue. The lower part of this site may have some development potential if access issues can be resolved. Careful analysis of impact on views and the surrounding countryside is needed here. The site is within walking distance to shops and services, but the access is too steep for retirement housing.

48 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA Land to East of Old Orchard 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way A. Site location SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street Site Reference 21 SOUTH SOMERSET HELAA 2018 ILMINSTER & Site name Land to East of Old Orchard DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER Site Address Land to North of Winterhay Lane and to East of Old Or- Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN chard 25 Dowlish Ford Current use Two uses, part agricultural, 19 10 Land off Canal Way, Ilminster ‘CALL FOR SITES’ RESULTANTS partially vacant scrub 30 Total area in 3.8 OUTSTANDING PLANNING PERMISSION 36 Station Road, Ilminster (adjacent to Hectares (Ha) 11 8 16 12 dentist) 1 22 Land rear of New Wood House, The B. Context of the site and surrounding area 20 12 Beacon Surrounding land uses Residential, employment and agricultural 11 27 13 Land South of Cross Site boundaries Hedgerows and residential fences 6 4 Is the site: Greenfield X Brownfield Mixture Unknown 14 Land at North of Cross

18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) C. Site Assessment 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ 1. Designation: Is the site within the current develop- (3) Within the (2)10 Immediate- (1) Countryside settlement ly adjacent to location, away 23 ment area of the Town? Greenway Farm, Dowlish Ford, Ilminster boundary the settlement from the settle- 17 boundary ment boundary 15 Bay Road, Land East of Ilminster (adjacent 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 18 B3168) efficient and effective use of land. uncontaminat- 29some contami- 26 ed nation 19 Land East of Winterhay Lane 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 5 14 tal to the vitality of the local area? mercial land land but it is not 20 Land South of Beacon Lane a strategic loss 3 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 13 21 Land to the North of Winterhay Lane and Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- East of Old Orchard quality of Ilminster? ble impact on housing, built ing housing, built Land to East of Winterhay Lane and Old surrounding area or locale area or locale, 22 Dairy housing, built due to scale of due to scale of area or locale, development (10 development, (ap- 23 The Swan Yard, Land Rear of Boots (0-10 houses) -99 houses) proximately 100 Chemist (access from Ditton Street) houses or more) 24 Land rear of The Market House, Gooch 17 and Housego, Cornhill 49 25 Land North of Station Road

Land at Shudrick Lane to the East of 26 Playing Fields

27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 50 21: Land to east of Old Orchard ctd.

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 3.8 hectares (HA) No. of houses 69 dwellings Score 32

E. Recommendation

Yes x No Partial

This site is of a flat topographical nature adjacent to the existing edge of Ilminster. Due to its low lying nature it does not form part of the green back drop or a gateway into the town. However it is exposed to long views from the North and this together with its location in the flood plain makes this a potentially contentious site to develop. It is within walking distance to shops and amenities. There is potential to improve road access to the site.

51 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) Architecture | Planning | Community 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 07 20 Silver Street DEVELOPMENT COMPLETE Land to East of Winterhay Lane and Old Dairy SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER A. Site location Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN Site Reference 22 25 Dowlish Ford Site name Land to East of Winterhay Lane 19 ‘CALL FOR SITES’ RESULTANTS and Old Dairy 30 10 Land off Canal Way, Ilminster Site Address Land to East of Winterhay Lane OUTSTANDING PLANNING PERMISSION and Old Dairy 11 36 Station Road, Ilminster (adjacent to 8 dentist) Current use Agricultural 16 12 1 22 Land rear of New Wood House, The Total area in 3.3 20 12 Beacon Hectares (Ha) 11 27 13 Land South of Cross 6 4 B. Context of the site and surrounding area 14 Land at North of Cross

Surrounding land uses Conservation area, Residential, and agricul- 18 Land South of Shudrick Lane, Townsend tural 15 (Shudrick Valley) Site boundaries Hedgerows and residential fences 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ Is the site: Greenfield X Brownfield 10 Mixture Unknown 23 17 Greenway Farm, Dowlish Ford, Ilminster 15 C. Site Assessment Bay Road, Land East of Ilminster (adjacent 18 B3168) 1. Designation: Is the site within the current develop- (3)29 Within the (2) Immediate- (1) Countryside 26 ment area of the Town? settlement ly adjacent to location, away 19 Land East of Winterhay Lane boundary the settlement from the settle- 14 boundary ment boundary 5 Land South of Beacon Lane 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 20 uncontaminat- some contami- 3 efficient and effective use of land. Land to the North of Winterhay Lane and ed nation 13 21 East of Old Orchard 3. Employment or commercial land: If the site is on (3) not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 22 Land to East of Winterhay Lane and Old tal to the vitality of the local area? mercial land land but it is not Dairy a strategic loss The Swan Yard, Land Rear of Boots 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 23 Chemist (access from Ditton Street) Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built 24 Land rear of The Market House, Gooch surrounding area or locale area or locale, 17 and Housego, Cornhill housing, built due to scale of due to scale of area or locale, development (10 development, (ap- 25 Land North of Station Road (0-10 houses) -99 houses) proximately 100 houses or more) Land at Shudrick Lane to the East of 26 Playing Fields

52 27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

53 22: Land to east of Winterhay Lane and Old Dairy ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 1 hectares (HA) No. of houses 59 dwellings Score 33

E. Recommendation

Yes No Partial x

Only part of this site has development potential because part of it has heavy tree coverage with potential benefits in terms of biodiversity and flood mitigation. But given its relatively short distance to the town centre with reasonable access, this site could be suitable for a low density development.

54 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER 21 09 Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 25 Dowlish Ford RECOMMENDED BY NEIGHBOURHOOD PLAN 19 ‘CALL FOR SITES’ RESULTANTS 30 10 Land off Canal Way, Ilminster OUTSTANDING PLANNING PERMISSION 11 36 Station Road, Ilminster (adjacent to 8 16 12 dentist) 1 Land rear of New Wood House, The 22 20 12 The Swan Yard Beacon 11 27 13 Land South of Cross 6 4 A. Site location 14 Land at North of Cross 18 Site Reference 23 15 Land South of Shudrick Lane, Townsend Site name The Swan Yard (Shudrick Valley) 24 Former Cheese Factory at Station Road Site Address Land to rear of boots chemist 7 2 16 10 ‘Horlicks Site’ Current use Commercial 23 17 Greenway Farm, Dowlish Ford, Ilminster Total area in 0.07 Hectares Hectares (Ha) 15 Bay Road, Land East of Ilminster (adjacent 18 B3168) 29 26 Land East of Winterhay Lane B. Context of the site and surrounding area 19 5 14 Surrounding land uses Conservation area, Residential, and commercial 20 Land South of Beacon Lane Site boundaries brick walls and dwellings 3 Land to the North of Winterhay Lane and Is the site: Greenfield Brownfield X Mixture Unknown13 21 East of Old Orchard Land to East of Winterhay Lane and Old 22 Dairy C. Site Assessment The Swan Yard, Land Rear of Boots 23 Chemist (access from Ditton Street) 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside ment area of the Town? settlement ly adjacent to location, away 24 Land rear of The Market House, Gooch boundary17 the settlement from the settle- and Housego, Cornhill boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 25 Land North of Station Road efficient and effective use of land. uncontaminat- some contami- ed nation 26 Land at Shudrick Lane to the East of 3. Employment or commercial land: If the site is on (3) Not employ- (2) brownfield (1) strategic em- Playing Fields employment or commercial land, is this loss detrimen- ment or com- some contami- ployment land tal to the vitality of the local area? 27 Land to rear of Blackdown View 9 mercial land nation 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 28 Land East of Winterhay Lane (south of Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- Fairfield House) quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, 29 Canal Way (land south of permitted site) housing, built due to scale of due to scale of area or locale, development (10 development, (ap- 30 Daido car park (0-10 houses) -99 houses) proximately 100 ILMINSTER NEIGHBOURHOOD PLAN houses or more) Architecture E: [email protected] 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning Licence No. LA/100019471-2017 W: eca-p.com 55 Community T: 01202 675 152 0 km 1 km 23: Swan Yard ctd.

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 56 23: Swan Yard ctd.

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 0.07 hectares (HA) No. of houses 2 dwellings Score 42

E. Recommendation

Yes x No Partial

This small brown-field site has potential for conversion and extension to provide two small homes. However whilst there is access off Ditton Street, the site is constrained and there is limited potential due to the potential need to provide car parking here. This type of development is however very sustainable and should be promoted across the town centre in order to minimise the need to build on greenfield sites.

57 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER 21 09 Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 25 Dowlish Ford RECOMMENDED BY NEIGHBOURHOOD PLAN 19 ‘CALL FOR SITES’ RESULTANTS 30 10 Land off Canal Way, Ilminster OUTSTANDING PLANNING PERMISSION 11 36 Station Road, Ilminster (adjacent to 8 16 Architecture | Planning | Community 12 dentist) 1 Land rear of New Wood House, The 22 20 12 Gooche and Housego, Beacon 11 Land Rear of the Market House 27 13 Land South of Cross 6 4 A. Site location 14 Land at North of Cross 18 Site Reference 24 15 Land South of Shudrick Lane, Townsend Site name Land rear of the market house (Shudrick Valley) 24 Former Cheese Factory at Station Road Site Address Gooch and Housego, Cornhill 7 2 16 10 ‘Horlicks Site’ Current use Commercial 23 17 Greenway Farm, Dowlish Ford, Ilminster Total area in 1 Hectares Hectares (Ha) 15 Bay Road, Land East of Ilminster (adjacent 18 B3168) 29 26 B. Context of the site and surrounding area 19 Land East of Winterhay Lane 5 14 Surrounding land uses Conservation area, residential, and commercial 20 Land South of Beacon Lane Site boundaries Brick walls and dwellings 3 Land to the North of Winterhay Lane and Is the site: Greenfield Brownfield X Mixture Unknown13 21 East of Old Orchard Land to East of Winterhay Lane and Old 22 Dairy C. Site Assessment 23 The Swan Yard, Land Rear of Boots 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside Chemist (access from Ditton Street) ment area of the Town? settlement ly adjacent to location, away Land rear of The Market House, Gooch boundary the settlement from the settle- 24 and Housego, Cornhill 17 boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 25 Land North of Station Road efficient and effective use of land. uncontaminat- some contami- ed nation 26 Land at Shudrick Lane to the East of 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- Playing Fields employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not 27 Land to rear of Blackdown View 9 a strategic loss 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 28 Land East of Winterhay Lane (south of Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- Fairfield House) quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, 29 Canal Way (land south of permitted site) housing, built due to scale of due to scale of area or locale, development (10 development, (ap- 30 Daido car park (0-10 houses) -99 houses) proximately 100 ILMINSTER NEIGHBOURHOOD PLAN houses or more) Architecture E: [email protected] 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com Licence No. LA/100019471-2017 58 Community T: 01202 675 152 0 km 1 km 24: Gooche and Housego ctd.

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 59 Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 1 hectares (HA) No. of houses 14 dwellings Score 42

E. Recommendation

Yes x No Partial

This brownfield site includes a Grade II listed building which has been derelict for a number of years. Planning History confirms there is potential for 14 dwellings here. Viability is the main issue, and it is suggested that external grant funding may be needed to deliver a scheme here. Given the sites key location in the town centre conservation area, it should be a strategic priority of Ilminster Town Council to facilitate the conversion and reuse of this site.

60 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDCLand ILMINSTER DEVELOPMENT North AREA of Station Road 05 Barn rear of The Royal Oak, The Cross CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENTA. Site location COMPLETE 07 20 Silver Street

SOUTHSite SOMERSET Reference HELAA 2018 ILMINSTER25 & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPERSite name Land North of Station Road Site Address Former Horlcks Site, Station Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES Road 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN 25 Dowlish Ford Current use Agricultural 19 ‘CALL FOR SITES’ RESULTANTS 10 Land off Canal Way, Ilminster Total area in 4.8 Hectares 30 Hectares (Ha) OUTSTANDING PLANNING PERMISSION 11 36 Station Road, Ilminster (adjacent to 8 16 12 dentist) 1 22 Land rear of New Wood House, The B. Context of the site and surrounding area 20 12 Beacon 11 Surrounding land uses Commercial and residential 27 13 Land South of Cross Site boundaries Hedgerows 6 4 Land at North of Cross Is the site: Greenfield x Brownfield Mixture Unknown 14 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) 3. Site Assessment 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 10 23 ment area of the Town? settlement ly adjacent to location, away 17 Greenway Farm, Dowlish Ford, Ilminster boundary the settlement from the settle- boundary ment boundary 15 Bay Road, Land East of Ilminster (adjacent 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 18 B3168) efficient and effective use of land. uncontaminat- some contamina- 29 26 ed tion 19 Land East of Winterhay Lane 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 14 employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 5 Land South of Beacon Lane tal to the vitality of the local area? mercial land land but it is not 20 a strategic loss 3 Land to the North of Winterhay Lane and 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 13 21 East of Old Orchard Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built 22 Land to East of Winterhay Lane and Old surrounding area or locale area or locale, Dairy housing, built due to scale of due to scale of The Swan Yard, Land Rear of Boots area or locale, development (10 development, (ap- 23 Chemist (access from Ditton Street) (0-10 houses) -99 houses) proximately 100 houses or more) 24 Land rear of The Market House, Gooch 17 and Housego, Cornhill 61 25 Land North of Station Road

Land at Shudrick Lane to the East of 26 Playing Fields

27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are (2) there are (1) there are no site choice reduce the need to travel and promote cycle paths no cycle paths cycle paths ac- more sustainable transport choices by being near and within 50m of accessing the cessing the site creating cycle paths? the site. site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are (2) no existing (1) no existing choice reduce the need to travel and promote more existing ‘made- footpaths or footpaths or pave- sustainable transport choices by being near and cre- up’ flat foot- pavements but ments and there ating footpaths in order to promote sustainability and paths/ pave- there is good is no potential allows easy and safe pedestrian access capable of ments edging potential for it to to upgrade the being used by wheelchairs and buggys? the site be upgraded. access 62 25: Land North of Station Road ctd.

14.Sustainable access to retail, shops and servic- (3) the site is (2) the site is (1) the site is es: Is the site choice located within walking distance within 5 min- within 10 min- more than 10 (approximately 5 minutes) to the town centre (shop, utes walking utes walking dis- minutes walk- pub, school, church) in order to promote sustainability distance of tance of shops ing distance and to reduce car usage? shops and and amenities of shops and amenities amenities 15.Sustainable access to open spaces and recre- (3) there is an (2) there is an (1) the existing ation facilities: Does the site choice promote healthy existing open existing open open space or living and lifestyles? space or play space or play play facility is facility within 5 facility within 10 more than 10 minutes’ walk minutes walk minutes walk or the ability to away provide one D. Site potential

What Use is the Residential x Open Space x Transport Hub x Employment x site suitable for? Mixed use x Food production x Community Other...

Develop-able area in 3.8 hectares (HA) No. of houses 88 dwellings Score 33

E. Recommendation

Yes No Partial x

This site is a designated employment within the floodplain however it has a flat topographical nature and does not form part of the green backdrop to the town centre conservation area. As the site is adjacent to the river and is within the flood zone, the development of this site would need to be very sensitively undertaken and may hin- der the developable area of the site. The Environment Agency data is in dispute and may have implications as to what is deliverable on site. There is however an opportunity for this site to enhance the gateway into Ilminster with good quality design and contributions towards the Green Chain and enhancements to the riverside. There is a current planning application for this site for 150 dwellings justified by the developer on the grounds that this will help to deliver employment and infrastructure on Site 16 to the South which is within the same application boundary. This approach is generally supported by the Ilminster Neighbourhood Plan group.

63 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

Land East of Playing Fields, Shudrick Lane 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ 10 A. Site location 23 Site Reference 26 17 Greenway Farm, Dowlish Ford, Ilminster Site name Land East of Playing Field 15 Bay Road, Land East of Ilminster (adjacent Site Address Shudrick Valley 18 B3168) 29 26 Current use Agricultural 19 Land East of Winterhay Lane Total area in 1.2 Hectares 5 14 Hectares (Ha) 20 Land South of Beacon Lane 3 Land to the North of Winterhay Lane and 13 21 East of Old Orchard B. Context of the site and surrounding area Land to East of Winterhay Lane and Old Surrounding land uses Residential, and agricultural 22 Dairy Site boundaries Residential fences, river and hedges The Swan Yard, Land Rear of Boots 23 Chemist (access from Ditton Street) Is the site: Greenfield X Brownfield Mixture Unknown 24 Land rear of The Market House, Gooch 17 and Housego, Cornhill

C. Site Assessment 25 Land North of Station Road

1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 26 Land at Shudrick Lane to the East of ment area of the Town? settlement ly adjacent to location, away Playing Fields boundary the settlement from the settle- boundary ment boundary 27 Land to rear of Blackdown View 2. Use of the land: Site choice to9 ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminated some contami- Land East of Winterhay Lane (south of nation 28 Fairfield House) 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 29 Canal Way (land south of permitted site) tal to the vitality of the local area? mercial land land but it is not a strategic loss 30 Daido car park 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- ILMINSTER NEIGHBOURHOOD PLAN Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built Architecture E: [email protected] surrounding area or locale area or locale, 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com housing, built due to scale of due to scale of Licence No. LA/100019471-2017 area or locale,0 kmdevelopment (10 development, (ap- 1 km Community T: 01202 675 152 (0-10 houses) -99 houses) proximately 100 houses or more)

64 26: Land East of Playing Fields ctd.

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 65 26: Land East of Playing Fields ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community x Other... school playing field x

Develop-able area in 1.2 hectares (HA) No. of houses 29 Score 34 E. Recommendation

Yes No Partial X

This site has good road access to the town centre and is a sustainable location for development. However pot- netial impact on the wider landcape character and heritage assets, this needs careful consideration. The site is not within a flood zone but has a River flowing through it and as such may have localised drainage concerns. The educational needs of Swanmead Community School need to be carefully considered as this would be an ideal site for a school expansion.

66 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER 21 09 Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 25 Land to rear of Blackdown View Dowlish Ford RECOMMENDED BY NEIGHBOURHOOD PLAN 19 ‘CALL FOR SITES’ RESULTANTS 30 10 Land off Canal Way, Ilminster OUTSTANDING PLANNING PERMISSION A. Site location 11 36 Station Road, Ilminster (adjacent to 8 12 dentist) 16 Site Reference 27 1 22 Land rear of New Wood House, The Site name Land Rear of Blackdown View 20 12 Beacon Site Address 11 Blackdown View 27 13 Land South of Cross 6 Current use Agricultural 4 Total area in 6.6 Hectares 14 Land at North of Cross Hectares (Ha) 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) 24 Former Cheese Factory at Station Road B. Context of the site and surrounding area 7 2 16 10 ‘Horlicks Site’ Surrounding land uses Residential and agricultural 23 Site boundaries Hedgerows and residential fences 17 Greenway Farm, Dowlish Ford, Ilminster 15 Bay Road, Land East of Ilminster (adjacent Is the site: Greenfield X Brownfield Mixture Unknown 18 B3168) 29 26 19 Land East of Winterhay Lane C. Site Assessment 5 14 20 Land South of Beacon Lane 1. Designation: Is the site within the current develop- (3) Within the 3(2) Immediate- (1) Countryside settlement ly adjacent to location, away ment area of the Town? Land to the North of Winterhay Lane and boundary the settlement from the settle- 13 21 East of Old Orchard boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield Land to East of Winterhay Lane and Old 22 Dairy efficient and effective use of land. uncontaminat- some contamina- ed tion The Swan Yard, Land Rear of Boots 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 23 Chemist (access from Ditton Street) employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not 24 Land rear of The Market House, Gooch 17 a strategic loss and Housego, Cornhill 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 25 Land North of Station Road quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, 26 Land at Shudrick Lane to the East of housing, built due to scale of due to scale of Playing Fields area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 27 Land to rear of Blackdown View 9 houses or more) Land East of Winterhay Lane (south of 28 Fairfield House)

67 29 Canal Way (land south of permitted site)

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major neg- site choice ensure the protection and enhancement of or an en- dium impact on ative impact all geodiversity and landscape features? hancement on the surrounding on surrounding surrounding natural land- natural landscape natural landscape setting setting and views scape setting and views of of landscape or and views of landscape natural features the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 68 27: Land to rear of Blackdown View ctd.

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 4.3 hectares (HA) No. of houses 119 dwellings Score 31 E. Recommendation

Yes No Partial x Due to the site slope constraints and impact on landscape

The lower part of this site does not form part of the green setting to Ilminster and may have some development potential if access issues can be resolved as well as impact on the reisdnetial amenity of the neighbouring Blackdown Estate. The site is within the mineral safeguarding zone which may impact on development potential. Careful analysis of impact on views and the surrounding countryside would be needed here. However it is within walking distance to shops and services so could be an appropriate location for family housing (too steep access into Ilminster for retirement housing).

69 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

Architecture | Planning | Community 03 39 The Cross LEGEND Land East of Winterhay Lane 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENT AREA 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES A. Site location Land to the East of Units at Broadoak, (5 minute radial walking distances) 06 Canal Way Site Reference 28 SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE Site name Land East of Winterhay Lane 07 20 Silver Street Site Address Land East of Winterhay Lane SOUTH SOMERSET HELAA 2018 ILMINSTER & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY and South of Fairfield House 08 Rose Mill Farm, Station Road PAPER Current use Agricultural Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITES 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN Total area in 5.5 Hectares 25 Dowlish Ford Hectares (Ha) 19 ‘CALL FOR SITES’ RESULTANTS 30 10 Land off Canal Way, Ilminster

OUTSTANDING PLANNING PERMISSION 36 Station Road, Ilminster (adjacent to B. Context of the site and surrounding area 11 8 16 12 dentist) Surrounding land uses Residential and agricultural 1 Land rear of New Wood House, The 22 20 12 Site boundaries Hedgerows and trees Beacon 11 Is the site: Greenfield X Brownfield Mixture Unknown 27 13 Land South of Cross 6 4 14 Land at North of Cross C. Site Assessment 18 15 Land South of Shudrick Lane, Townsend 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside (Shudrick Valley) 24 ment area of the Town? settlement ly adjacent to location, away 7 Former Cheese Factory at Station Road boundary the settlement from the settle- 2 16 ‘Horlicks Site’ 10 boundary ment boundary 23 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield 17 Greenway Farm, Dowlish Ford, Ilminster efficient and effective use of land. uncontaminated some contamination 15 18 Bay Road, Land East of Ilminster (adjacent 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- B3168) employment or commercial land, is this loss detrimen- 29ment or com- or commercial ployment land 26 tal to the vitality of the local area? mercial land land but it is not 19 Land East of Winterhay Lane a strategic loss 5 14 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- 20 Land South of Beacon Lane Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 3 quality of Ilminster? ble impact on housing, built ing housing, built Land to the North of Winterhay Lane and surrounding area or locale area or locale, 13 21 East of Old Orchard housing, built due to scale of due to scale of area or locale, development (10 development, (ap- 22 Land to East of Winterhay Lane and Old (0-10 houses) -99 houses) proximately 100 Dairy houses or more) The Swan Yard, Land Rear of Boots 23 Chemist (access from Ditton Street)

70 24 Land rear of The Market House, Gooch 17 and Housego, Cornhill 25 Land North of Station Road

Land at Shudrick Lane to the East of 26 Playing Fields

27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 71 28: Land East of Winterhay Lane ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 5.5 hectares (HA) No. of houses 99 dwellings Score 29

E. Recommendation

Yes No X Partial

This site is well away from the edge of the built up area and within the flood zone. It is outside an easy walking distance to the town centre and its development could potentially affect views of historic Ilminster from the north. For these reasons it is not considered a suitable site for development.

72 Land off Canal Way Phase 2

A. Site location Site Reference 29 Site name Land off Canal Way Phase 2 Site Address Canal Way

Current use Agricultural Total area in 13 Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Agricultural Site boundaries Hedgerows

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

73 29: Land off Canal Way, Phase 2 ctd.

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 74 29: Land off Canal Way, Phase 2 ctd.

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 5.2 hectares (HA) No. of houses 94 dwellings Score 26

E. Recommendation

Yes No x Partial

This site is away from the town centre and forms part of an important backdrop to Ilminster adjacent to popular walking routes. The fields are directly adjacent to important wildlife and ecology areas of Herne Hill. It is within the councils allocated direction of growth. It is partially within the mineral safeguarding zone. Whilst it is outside the floodplain it is not considered a suitable or sustainable location for development.

75 SITE ADDRESS SITE ALLOCATIONS OPTIONS ANALYSIS REFERENCE

Potential Site Map 01 Former Powermatic Site, Winterhay Lane September 2019 02 Building Plot at Oakridge Townsend

03 39 The Cross LEGEND 04 80 Blackdown View ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

SSDC ILMINSTER DEVELOPMENTArchitecture AREA | Planning | Community 05 Barn rear of The Royal Oak, The Cross

CHARACTER/WALKING DISTANCE ZONES Land to the East of Units at Broadoak, (5 minute radial walking distances)Daido car park 06 Canal Way

SITE WITH PLANNING PERMISSION / 28 DEVELOPMENT COMPLETE 07 20 Silver Street

SOUTH SOMERSET HELAA 2018A. ILMINSTER Site location & DOWLISH WAKE AND/OR 5 YEAR LAND SUPPLY 08 Rose Mill Farm, Station Road PAPER Site Reference 30 Factory Site Dowlish Ford Mills, Greenway, POTENTIONAL ADDITIONAL SITESSite name Daido car park 21 09 RECOMMENDED BY NEIGHBOURHOOD PLAN 25 Dowlish Ford Site Address Station Road 19 ‘CALL FOR SITES’ RESULTANTS 30 10 Land off Canal Way, Ilminster Current use car parking OUTSTANDING PLANNING PERMISSIONTotal area in 1.6 Hectares 11 36 Station Road, Ilminster (adjacent to Hectares (Ha) 8 16 12 dentist) 1 22 Land rear of New Wood House, The 20 12 Beacon

B. Context of the site and surrounding area 11 27 13 Land South of Cross Surrounding land uses Commercial and residential 6 4 Site boundaries Metal fencing 14 Land at North of Cross

Is the site: Greenfield Brownfield x Mixture Unknown 18 Land South of Shudrick Lane, Townsend 15 (Shudrick Valley) 7 24 Former Cheese Factory at Station Road 2 16 ‘Horlicks Site’ C. Site Assessment 10 23 1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside 17 Greenway Farm, Dowlish Ford, Ilminster ment area of the Town? settlement ly adjacent to location, away 15 boundary the settlement from the settle- 18 Bay Road, Land East of Ilminster (adjacent boundary ment boundary B3168) 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield29 (1) greenfield 26 19 Land East of Winterhay Lane efficient and effective use of land. uncontaminat- some contamina- ed tion 5 14 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- 20 Land South of Beacon Lane employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land 3 tal to the vitality of the local area? mercial land land but it is not 13 21 Land to the North of Winterhay Lane and a strategic loss East of Old Orchard 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Land to East of Winterhay Lane and Old Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- 22 Dairy quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, 23 The Swan Yard, Land Rear of Boots housing, built due to scale of due to scale of Chemist (access from Ditton Street) area or locale, development (10 development, (ap- Land rear of The Market House, Gooch (0-10 houses) -99 houses) proximately 100 24 and Housego, Cornhill houses or more) 17 25 Land North of Station Road

76 Land at Shudrick Lane to the East of 26 Playing Fields

27 Land to rear of Blackdown View 9 Land East of Winterhay Lane (south of 28 Fairfield House)

29 Canal Way (land south of permitted site)

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are (2) there are (1) there are no site choice reduce the need to travel and promote cycle paths no cycle paths cycle paths ac- more sustainable transport choices by being near and within 50m of accessing the cessing the site creating cycle paths? the site. site, but a new and a new cycle cycle path could path could not be be made made

77 30: Daido car park ctd.

Architecture | Planning | Community

13.Sustainable access to footpaths: Does the site (3) there are (2) no existing (1) no existing choice reduce the need to travel and promote more existing ‘made- footpaths or footpaths or pave- sustainable transport choices by being near and cre- up’ flat foot- pavements but ments and there ating footpaths in order to promote sustainability and paths/ pave- there is good is no potential allows easy and safe pedestrian access capable of ments edging potential for it to to upgrade the being used by wheelchairs and buggys? the site be upgraded. access 14.Sustainable access to retail, shops and servic- (3) the site is (2) the site is (1) the site is es: Is the site choice located within walking distance within 5 min- within 10 min- more than 10 (approximately 5 minutes) to the town centre (shop, utes walking utes walking dis- minutes walk- pub, school, church) in order to promote sustainability distance of tance of shops ing distance and to reduce car usage? shops and and amenities of shops and amenities amenities 15.Sustainable access to open spaces and recre- (3) there is an (2) there is an (1) the existing ation facilities: Does the site choice promote healthy existing open existing open open space or living and lifestyles? space or play space or play play facility is facility within 5 facility within 10 more than 10 minutes’ walk minutes walk minutes walk or the ability to away provide one D. Site potential

What Use is the Residential x Open Space x Transport Hub x Employment x site suitable for? Mixed use x Food production x Community Other...

Develop-able area in 0.7 hectares (HA) No. of houses 29 dwellings Score 36

E. Recommendation

Yes No Partial x

This is a brown field site currently used for parking. However it is ancillary to the adjacent industrial uses and its development could undermine the viability of the adjacent employment uses. The site is partly within a flood zone and there is limited scope for mitigation due to it’s size which ay constrain the developable area. A mixed use development could be appropriate here. Due to the sites brown field nature this should be investigated further.

78 Land to East of Greenway, Listers Hill

A. Site location Site Reference 31 Site name Land to East of Green- way Site Address Land to East of Green- way Farm, Dowlish Ford Current use Agricultural Total area in 1.8 Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Industrial, agricultural and residential Site boundaries Hedgerows

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

80 31: Land east of Greenway ctd.

What Use is the Residential x Open Space x Transport Hub Employment x site suitable for? Mixed use x Food production x Community Other...

Develop-able area in 1.8 Hectares hectares (HA) No. of houses 44 dwellings Score 35 E. Recommendation

Yes x No Partial

This site is within the open countryside on the southern edge of the town, outside a comfortable walking distance to the town centre. However it is nearer to employment opportunities to the south and close to footpaths and open space. It benefits from good road access and is a flat topographical nature. Not exposed to long views with no potential impact on the heritage assets, this site does have good development potential. Careful landscaping, screening and sensitive treatment to the boundaries, with meaningful tree planting would be needed here. If developed in isolation could comprise ribbon development which is generally not very desirable.

81 Architecture | Planning | Community Land to East of Greenway (larger site)

A. Site location Site Reference 32 Site name Greenway Farm (larger site) Site Address Hectares, Dowlish Ford

B. Context of the site and surrounding area

Surrounding land uses Industrial, agricultural and residential Site boundaries Hedgerows

Is the site: Greenfield X

Brownfield Mixture Unknown

C. Site Assessment

82 32: Land east of Greenway (Larger site) ctd.

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 83 32: Land east of Greenway (Larger site) ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment x site suitable for? Mixed use x Food production x Community Other...

Develop-able area in 17 Hectares hectares (HA) No. of houses 306 dwellings Score 31

E. Recommendation

Yes No x Partial

This site is within the open countryside on the southern edge of the town, outside a comfortable walking distance to much of the town centre. However it is near to employment opportunities to the south and close to footpaths and open space. It benefits from good road access and is a flat topographical nature. Some parts are exposed to long views with no potential impact on the heritage assets, this site does have some development potential. It is adjacent to protected species sites to the North and flooding to the South however not within these constraint zones. Careful landscaping, screening and sensitive treatment to the boundaries, with meaningful tree planting would be needed here. As it is a larger site it has the potential to have a significant impact on the town due to the scale and this together with design, landscape and deliverability concerns and large scale of the site, limit the development potential considerably.

84 Assessment of Stage 4 findings

4.3 The above section has assessed the potential 20 site locations based on a variety of criteria. A total of 19 out of the 20 sites are considered wholly or partially suitable for development. Each of those sites was scored on a traffic light system and given a score of green for the most suitable and red for least preferable.

4.4 There is a requirement to provide around 320 dwellings in Ilminster by 2036. As such out of those 19 sites, sites 24, 23, 30, 12, 31, 17, 26, 19, 25, 22 and 21 were considered to be the most sustainable with the lowest impact on their surrounding environments and with the best existing accesses and connections. These are highlighted in green in table 4 and total 391 dwellings. This is 71 more dwellings than what is required for the local plan period and as such not all of these sites are required but can still be allocated if desired.

4.5 Following this site 21 scored 6th place with a further potential for 68 dwellings and are highlighted in amber in table 4. The amber site can be considered as alternative or additional sites if the other sites prove to be undeliverable or undesirable for other reasons.

4.6 These figures above are dependant on the outcome of the current planning application reference 19/00012/OUT for 150 dwellings on Site 25 which has scored green in the table. This site is esti- mated for 88 dwellings based on the dph scorings. The outcome of this application and the need to fulfil the aims of the neighbourhood plan in terms of employment needs to be weighted by the community.

4.7 It is considered that two out of the twenty-one sites are suitable for extending the playing field of the school which has been identified as a requirement as part of the working group meetings. Site 26 scored better for housing and as such it is recommended that the alternative Site 14 is used for school needs.

85 TABLE 3: OVERVIEW OF SINGLE ASSESSMENT SHEETS Assessment criteria Score: 3 = High, 1 = low

Site 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 Ref: Question Assessment criteria

1. Designation: development within devel- (3) Within 2 2 2 2 2 2 2 2 2 2 2 3 3 2 2 2 1 1 3 2 2 opment area (2) Immediately adjacent (1) Countryside location 2. Use of the land: most efficient and (3) brownfield uncontaminated 1 1 1 1 2 1 1 1 1 1 1 3 3 1 1 1 1 1 2 1 1 effective use of land (2) brownfield some contamination (1) Greenfield 3. Employment or commercial land (3) Not employment or commercial land 3 3 3 3 1 3 3 3 3 3 3 2 2 2 3 3 3 3 2 3 3 (2) Not a strategic loss (1) strategic employment land 4. Scale of the potential site in relation to (3) in scale (0-10 houses) 2 2 2 1 1 2 1 2 2 3 2 3 3 2 2 1 1 1 2 2 1 the Town (2) small impact (10 -99 houses) (1) medium to major impact (approximately 100 houses or more) 5. Topography (3) ground is mostly level 1 1 2 2 3 2 1 3 1 2 2 3 3 3 2 1 3 1 3 2 2 (2) 5 and 15 degrees or over 15 degrees on part (1) over 15 degrees slope or unstable over most 6. Flood Risk (3) no risk 3 3 3 2 1 3 3 3 3 1 3 3 3 1 2 3 3 3 2 3 3 (2) partly in the flood zone (1) Majority in the Flood zone 7. Settings, views and natural features (3) no impact 1 1 1 1 2 1 1 1 1 1 1 3 3 2 1 1 1 1 3 2 1 (2) minor/medium impact (1) major impact 8. Natural environment constraint (3) none 2 2 2 1 2 2 1 2 2 2 1 3 3 2 1 2 2 2 2 2 1 (2) small/medium number of species (1) large number of significant species 9. Impact on the historic environment and (3) enhance or neutral impact 3 2 2 2 3 3 3 3 3 3 3 1 1 3 2 3 3 3 3 3 3 heritage assets (2) some impact on heritage assets (1) significant impact 10. Site Access (3) adjacent to 3 1 1 2 3 3 3 2 1 2 2 3 3 3 3 1 1 1 3 3 3 (2) adjacent to public road but inadequate (1) new roads need to be built or substantially upgraded 11. Sustainable access to public transport, (3) bus stop within 5 minutes’ walk. 3 3 3 2 3 3 3 2 2 2 3 3 3 3 3 2 2 2 3 3 3 buses (2) bus stop within 10 minutes walk. (1) bus stop is more than 10 minutes walk away 12. Sustainable access to cycle paths (3) within 50m of the site. 3 1 1 3 2 3 3 2 2 3 3 3 3 2 3 2 3 2 2 2 2 (2) cycle paths/ roads for cycling but could be made (1) there are no cycle paths and could not be made 13. Sustainable access to footpaths (3) there are existing ‘made-up’ flat footpaths 3 2 2 3 3 3 2 3 2 2 2 3 3 3 3 3 1 2 3 3 2 (2)t there is good potential for upgrade (1) no existing footpaths/ pavements 14. Sustainable access to retail, shops, (3) within 5 minutes walking distance of amenities 3 3 3 3 1 1 1 2 3 2 2 3 3 1 3 3 1 1 1 1 1 services (2) within 10 minutes walking distance amenities (1) more than 10 minutes walking distance of amenities 15. Sustainable access to open spaces (3) open space within 5 minutes’ walk or the ability to provide 3 3 3 3 2 3 3 3 3 3 3 3 3 3 3 3 3 2 2 3 3 and recreation facilities one on site (2) open space or play facility within 10 minutes walk (1) more than 10 minutes walk away TOTALS 36 30 31 30 31 35 31 34 31 32 33 42 42 33 34 31 29 26 36 35 31 TABLE 3: OVERVIEW OF SINGLE ASSESSMENT SHEETS Assessment criteria Score: 3 = High, 1 = low

Site 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 Ref: Question Assessment criteria

Ref. Site name Score Land use Housing Comment for action or No. Total no. potential why it is partial only. of no. of units units 24 Market House 42 Brownfield Whole 14 23 The Swan 42 Brownfield Whole 2 30 Daido Car Park 36 Brownfield Partial Flooding issues on 29 part of site 12 Land rear of New Wood 36 Greenfield Partial Steep slope therefore 36 House, The Beacon partial. 31 Land to East of Green- 35 Greenfield Whole Could create ribbon 44 way development 17 Greenway Farm 35 Greenfield Whole Could create ribbon 44 development 26 Land East of Playing 34 Greenfield Whole Potential for extending 29 Field playing field. 19 Land East of Winterhay 34 Greenfield Whole 46 Lane 25 Land North of Station 33 Greenfield Whole Allocated employment. 88 Road 22 Land to East of Winter- 33 Greenfield Partial Part green space 59 391 hay Lane and Old Dairy planted woodland. 21 Land to North of Win- 32 Greenfield Whole 69 terhay Lane and East of Old Orchard 32 Greenway Farm (larger 31 Greenfield 306 site) 14 Land North of Cross 31 Greenfield Potential for extending 24 playing field 15 Land South of Shudrick 31 Greenfield Partial Issues with views on 220 Lane part of the site 16 Horlicks Site 31 Mixed None Employment allocation None

18 Bay Road 31 Greenfield 44

20 Land south of Beacon 31 Greenfield Steep slope and ex- 40 Lane posed views 27 Land rear of Blackdown 31 Greenfield Partial Steep slope and ex- 119 View posed views. 13 Land South of Cross 30 Greenfield Partial Steep slope 57 29 Land off Canal Way 26 Greenfield Partial Part outside of plan 94 Phase 2 area. Low score as phase 1 incomplete 28 Land E of Winterhay 29 Greenfield 99 1140 Lane, S of Fairfield House POTENTIAL TOTAL 1531

88 SITE ALLOCATIONS OPTIONS ANALYSIS Traffic Light Map January 2020

LEGEND

ILMINSTER NEIGHBOURHOOD PLAN BOUNDARY

PREFERRED SITES SUITABLE FOR DEVELOPMENT

POTENTIAL SITES SUITABLE FOR DEVELOPMENT

28 LESS DESIRABLE SITES SUITABLE FOR DEVELOPMENT

PREVIOUSLY DEVELOPED SITES OR SITES WITH PLANNING PERMISSION 25 21 19 30

8 12 1 22 16 20 11 27 6 4 18 24 7 2 10 23 15

29 26 5 14 3 13

32 17 31

ILMINSTER NEIGHBOURHOOD PLAN Architecture E: [email protected] 10 MINUTE WALKING DISTANCE Contains Ordnance Survey data © Crown Copyright and database right 2019. Ordnance Survey Planning W: eca-p.com Licence No. LA/100019471-2017 Community T: 01202 675 152 0 km 1 km 5. STAGE 5: Consideration of Consultation Re- sults Site Selection Workshop in September 2019

5.1 For this tasks, participants were asked to mark on the map, sites that they deemed suitable for development, considering the periphery of the town. Participants were encouraged to think about:

1. Sites which are suitable for green corridors, new open space and connections.

2. Locations where employment and tourism-focussed interventions could occur.

3. Routes & Junctions where improvements can be made to encourage sustainable access and movement throughout the town.

4. Locations for new homes and any specialist accommodation. Think about attributes of new development for individual areas, relative to their immediate rural and urban surroundings.

OVER: - Site Selection Workshop, Results Map, October 2019 Site Selection Workshop RESULTS MAP October 2019 Introduce new off-road, circular cycle route to adjoin existing national networks. Greenfields or development?

Food Production & Agriculture

Potential for Development Community Green Space

Food Production Add wildflower planting & Agriculture to green banks N Rural28 low density Industrial? Redevelop N Add Bus Shelter N Rural low High Density to density Rural low compliment and Food Production Welcoming, innovative, density protect views & Agriculture high density housing and 21 industry.25 Rural low Mixture of Housing MAYBE 19density MAYBE Apply for designated & Employment Y protection as per Herne Hill Innovative, high density housing and industry. Innovative Architecture Potential for 8 to compliment landscape Add Bus Shelter 16 Y 12 Development Sites Considered at the workshop* Welcoming, innovative, Low Density to mixed density housing 1 22 MAYBE compliment20 and Preferred Land-Use Legend: and industry. protect views

11 MAYBE Add wildflower planting High27 Density to to green banks compliment and High Density Housing Y 6 protect views 4 Community Green Space MAYBE Low Density Housing Housing Narrow Lane; not suitable for Low Density18 to increased traffic use. Promote compliment and bicycle and pedestrian route. High Density to protect views Conservation compliment and High and low density Education Area 24 Y protect views to compliment and 7 protect views 2 Y Recreation only Open Space including Food & Agriculture 10 23 SCHOOL? Recreational Food, agricultural Land Use Food, agricultural Employment and recreational N and15 recreational Historic land use land use Food, agricultural Landscape and recreational Recreational Y 26 land use Development Area and Sites with planning permission 29 Land Use Low Density to N MAYBE compliment and protect views Food, agricultural 5 Food, agricultural14 Development here should promote and recreational and recreational land use ‘healthy living’ and deter use of land use the car; allow safe pedestrian and 3 Development or cycle ways to take priority. Recreational Recreation? Y YES - greater consensus for housing development Land Use 13

MAYBE MAYBE - undecided consensus for housing development

Potential for Development NO - greater consensus against housing development of Educational Facilities N Wildflower Meadow Apply for designated protection as per Herne Hill NOTE: Recreation only Welcoming,17 innovative, - The main colour of the sites is the primary preferred use, mixed density housing the outline colour the secondary use. - Only sites that were mentioned by participants are shown N on the map. Greenfields or development?

* These are the sites that were considered at the 9 workshop only. Please note that additional sites were considered after this and as a result of the Call for Sites exercise.

6. STAGE 6: Assessment of smaller/ partial sites

6.1 The Town Council and Ilminster Neighbourhood Plan working group were given an opportunity to consider the findings of the Site Selection Report between October 2019 and January 2020 after which ECA were asked to consider smaller site areas. There was some concern expressed that larger sites received unduly lower scores because of their size.

6.2 Altering the area proposed for development has the potential to alter a sites scoring as such the developable areas have been reassessed on their own individual merits.

6.3 Smaller parts of the following sites were reconsidered:

• Site 12- Land at rear of New Wood House- steep topography limits development potential of larger site.

• Site 15 Land south of Shudrick Lane- Size of site exacerbates potential impact on views and heritage and severely limits the entire sites development potential.

• 22- Land to East of Winterhay Lane- ownership divided and also the southern part is more heavily planted making a positive contribution to the area and limiting development potential.

• 27- Blackdown- Steep topographical nature and potential impact on views severely limits the development potential of the whole site.

• 30- 30A- Daido Car Park- this is currently in use as a staff car park for the existing employment use and potentially needed to satisfy the operational requirements of the employee.

6.4 Conclusions are set out after the assessments below.

92 Land Rear of New Wood House - developable area

A. Site location Site Reference 12A Site name Land rear of New Wood House Site Address Land rear of New Wood House, The Beacon, Ilminster

Current use Agricultural Total area in 1.15 (shown in blue) Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Residential and agricultural Site boundaries Established trees and hedgerows

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

1.Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- boundary ment boundary 2.Use of the land: Site choice to ensure the most effi- (3) brownfield (2) brownfield (1) greenfield cient and effective use of land. uncontaminated some contamination 3.Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not a strategic loss 4.Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, housing, built due to scale of due to scale of area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more)

93 12A: Rear of New Wood House ctd.

Architecture | Planning | Community

D. Site potential

What Use is the Residential x Open Space x Transport Hub Employment x site suitable for? Mixed use x Food production x Community x Other...

Develop-able area in 1.15 Hectares hectares (HA) No. of houses 36 dwellings Score 37

E. Recommendation

Yes x No Partial

95 Architecture | Planning | Community Land South of Shudrick Lane - developable area additional assessment

A. Site location Site Reference 15A Site name Land South of Shudrick Lane Site Address Shudrick Valley

Current use Agricultural and paddock Total area in 1.4 Hectares Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Residential, and agricultural Site boundaries Residential fences, river, conservation area and hedges

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

96 15A: South of Shudrick Lane ctd.

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

97 15A: South of Shudrick Lane ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community x Other...

Develop-able area in 1.4 hectares (HA) No. of houses 33 Score 38

E. Recommendation

Yes X No Partial

Some low density residential development would be appropriate here. It lends itself well for low density housing, bungalows or even retirement homes due to flat, close access to the town centre.

98 Land to East of Winterhay Lane and Old Dairy -developable area A. Site location Site Reference 22A Site name Land to East of Winterhay Lane and Old Dairy Site Address Land to East of Winterhay Lane and Old Dairy Current use Agricultural Total area in 1 Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Conservation area, Residential, and agricultural Site boundaries Hedgerows and residential fences

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminat- some contami- ed nation 3. Employment or commercial land: If the site is on (3) not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not a strategic loss 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, housing, built due to scale of due to scale of area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more)

99 22A: Land East of Winterhay Lane ctd.

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made

100 22A: Land East of Winterhay Lane ctd.

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 1 hectares (HA) No. of houses 24 dwellings Score 34

E. Recommendation

Yes x No Partial

Only part of this site has development potential because part of it is open space and has heavy tree coverage with potential benefits in terms of biodiversity. But given its distance to the town centre with reasonable access, this site could be suitable for a low density development if needed.

101 Architecture | Planning | Community Land to rear of Blackdown View -developable area

A. Site location Site Reference 27A Site name Land Rear of Blackdown View Site Address Blackdown View

Current use Agricultural Total area in 4.3 Hectares Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Residential and agricultural Site boundaries Hedgerows and residential fences

Is the site: Greenfield X Brownfield Mixture Unknown

C. Site Assessment

1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminat- some contami- ed nation 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not a strategic loss 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, housing, built due to scale of due to scale of area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more)

102 27A: Blackdown ctd.

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major neg- site choice ensure the protection and enhancement of or an en- dium impact on ative impact all geodiversity and landscape features? hancement on the surrounding on surrounding surrounding natural land- natural landscape natural landscape setting setting and views scape setting and views of of landscape or and views of landscape natural features the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are cy- (2) there are (1) there are no site choice reduce the need to travel and promote cle paths within no cycle paths cycle paths ac- more sustainable transport choices by being near and 50m of the site. accessing the cessing the site creating cycle paths? site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are ex- (2) no existing (1) no existing choice reduce the need to travel and promote more isting ‘made-up’ footpaths or footpaths or pave- sustainable transport choices by being near and cre- flat footpaths/ pavements but ments and there ating footpaths in order to promote sustainability and pavements edg- there is good is no potential allows easy and safe pedestrian access capable of ing the site potential for it to to upgrade the being used by wheelchairs and buggys? be upgraded. access 103 27A: Blackdown ctd.

Architecture | Planning | Community

What Use is the Residential x Open Space x Transport Hub Employment site suitable for? Mixed use Food production x Community Other...

Develop-able area in 4.3 hectares (HA) No. of houses 78 dwellings Score 32

E. Recommendation

Yes X No Partial

The lower part of this site does not form part of the green setting to Ilminster and may have some development potential if access issues can be resolved. The site is within the mineral safeguarding zone which may impact on development potential. Careful analysis of impact on views and the surrounding countryside would be needed here. However it is within walking distance to shops and services so could be an appropriate location for family housing (too steep access into Ilminster for retirement housing).

104 Daido car park -developable area

A. Site location Site Reference 30A Site name Daido car park

Site Address Station Road

Current use car parking Total area in 0.7 Hectares Hectares (Ha)

B. Context of the site and surrounding area

Surrounding land uses Commercial and residential Site boundaries Metal fencing

Is the site: Greenfield Brownfield x Mixture Unknown

C. Site Assessment

1. Designation: Is the site within the current develop- (3) Within the (2) Immediate- (1) Countryside ment area of the Town? settlement ly adjacent to location, away boundary the settlement from the settle- boundary ment boundary 2. Use of the land: Site choice to ensure the most (3) brownfield (2) brownfield (1) greenfield efficient and effective use of land. uncontaminat- some contamina- ed tion 3. Employment or commercial land: If the site is on (3) Not employ- (2) Employment (1) strategic em- employment or commercial land, is this loss detrimen- ment or com- or commercial ployment land tal to the vitality of the local area? mercial land land but it is not a strategic loss 4. Scale and potential site in relation to the Town: (3) in scale (2) small impact (1) significant im- Does the site choice seek to protect and enhance the and negligi- on surrounding pact on surround- quality of Ilminster? ble impact on housing, built ing housing, built surrounding area or locale area or locale, housing, built due to scale of due to scale of area or locale, development (10 development, (ap- (0-10 houses) -99 houses) proximately 100 houses or more)

105 30A: Daido Car Park ctd.

Architecture | Planning | Community

5.Topography: Does the site slope allow for develop- (3) ground is (2) between 5 (1) over 15 ment to be built and still be viable? mostly level and 15 degrees degrees slope of slope or partly or unstable over over 15 degrees most of the site 6.Flood Risk: Does the site fall within a flood zone or (3) no risk (2) partly in the (1) majority in the partially within a flood zone? flood zone Flood zone 7.Settings, views and natural features: Does the (3) no impact (2) minor/me- (1) major negative site choice ensure the protection and enhancement of or an en- dium impact on impact on sur- all geodiversity and landscape features? hancement on the surrounding rounding natural surrounding natural land- landscape setting natural landscape setting and views of scape setting and views of landscape and views of landscape the landscape 8.Natural Environment constraints: Does the site (3) there are no (2) small/me- (1) large number choice ensure protection and enhancement of all bio- environmental dium number of significant diversity? constraints af- of significant hedgerows or fecting this site. hedgerows or trees with or trees with or without Tree Pres- without Tree ervation Order or Preservation Or- protected species ders or protected species 9.Impact on the historic environment and heritage (3) enhance or (2) some im- (1) significant im- assets: negative impact to be avoided to preserve neutral impact pact on heritage pact on heritage on heritage assets assets historic environment to include Ilminster conservation assets area, listed buildings and archaeological features. 10.Site Access: Does the site relate well to the exist- (3) adjacent to (2) adjacent to (1) new roads ing road network? existing ade- public road but need to be built quate main- inadequate or substantially tained public upgraded and roads new infrastructure 11.Sustainable access to public transport, buses: (3) there is an (2) there is an (1) the bus stop Does the site choice reduce the need to travel by car? existing bus existing bus stop is more than 10 stop within 5 within 10 min- minutes walk minutes’ walk. utes walk. away 12.Sustainable access to cycle paths: Does the (3) there are (2) there are (1) there are no site choice reduce the need to travel and promote cycle paths no cycle paths cycle paths ac- more sustainable transport choices by being near and within 50m of accessing the cessing the site creating cycle paths? the site. site, but a new and a new cycle cycle path could path could not be be made made 13.Sustainable access to footpaths: Does the site (3) there are (2) no existing (1) no existing choice reduce the need to travel and promote more existing ‘made- footpaths or footpaths or pave- sustainable transport choices by being near and cre- up’ flat foot- pavements but ments and there ating footpaths in order to promote sustainability and paths/ pave- there is good is no potential allows easy and safe pedestrian access capable of ments edging potential for it to to upgrade the being used by wheelchairs and buggys? the site be upgraded. access 106 30A: Daido Car Park ctd.

What Use is the Residential x Open Space x Transport Hub x Employment x site suitable for? Mixed use x Food production x Community Other...

Develop-able area in 0.7 hectares (HA) No. of houses 17 dwellings Score 37

E. Recommendation

Yes x No Partial

This is a brown field site currently used for parking. However it is ancillary to the adjacent industrial uses and its development could undermine the viability of the adjacent employment uses. The site is partly within a flood zone and there is limited scope for mitigation due to it’s size which constrain the developable area. A mixed use development could be appropriate here. Due to the sites brown field nature this should be investigated further.

107 6.5 Sites 30, 12, and 22 increased their scores in their partial site assessment by 1 point and remain in the green recommended as a site option. The main change is the addition of site 15 to the green, recommended for site options, with a significant increase in 6 points on the partial site area of the suggested allocation, due to a decrease in the impact on the town from the number of houses proposed, decreasing potential impact on settings and views, the environment and heritage assets, it would relate better the road network and the majority of the site would have access to buses. Site 27 has also gained a point and is now a potential amber site. However it should be acknowledged that access, topography and views are a significant constraint on the site at Black- down (30).

6.6 This table opposite is the outcome of the assessment of the partial sites considered suitable for development however not in their entirity. Based on this table, the 320 dwellings that are required in Ilminster would be recommended on sites 24, 23, 30A, 15A, 12A, 31, 17, 26, 22A, and 19. With site 25 as a further option if the sites in green are found to be undesirable or undeliverable. KEY TO TABLE 4: Grey text, green Whole site recommended for development background Red text, green Partial Site recommended for development background Amount of homes used in TOTAL calculation Blue text, grey back- Whole site Amount of homes NOT used in TOTAL ground calculation Red text, yellow Partial site NOT recommended background Grey text, red back- Whole/ partial site NOT recommended ground TABLE 5: Summary order of partial site scores Ref. Site name Score Land use Housing No. Total no. potential of no. units of units 24 Market House 42 Brownfield Whole 14 23 The Swan 42 Brownfield Whole 2 30A Daido Car Park 37 Brownfield Whole 17 15A Partial Shudrick Lane 37 Greenfield Whole 46 12A Land rear of New Wood House, The Beacon 37 Greenfield Whole 28 30 Daido Car Park 36 Brownfield Partial 29 12 Land rear of New Wood House, The Beacon 36 Greenfield Partial 36 31 Land to East of Greenway 35 Greenfield Whole 44 17 Greenway Farm 35 Greenfield Whole 44 26 Land East of Playing Field 34 Greenfield Whole 29 22A Land to East of Winterhay Lane and Old Dairy 34 Greenfield Whole 24 19 Land East of Winterhay Lane 34 Greenfield Whole 46 25 Land North of Station Road 33 Greenfield Whole 88 382

22 Land to East of Winterhay Lane and Old Dairy 33 Greenfield Partial 59 27A Land rear of Blackdown 32 Greenfield Whole 78

21 Land to North of Winterhay Lane and East of Old 32 Greenfield Whole 69 Orchard 14 Land North of Cross 31 Greenfield 24 15 Land South of Shudrick Lane 31 Greenfield Partial 220 16 Horlicks Site 31 Mixed None None

18 Bay Road 31 Greenfield 44

20 Land south of Beacon Lane 31 Greenfield 41

27 Land rear of Blackdown View 31 Greenfield Partial 119 32 Greenway Farm (larger site) 31 Greenfield 306

13 Land South of Cross 30 Greenfield 57 28 Land E of Winterhay Lane, S of Fairfield House 29 Greenfield 99 29 Land off Canal Way Phase 2 26 Greenfield 94 864 POTENTIAL TOTAL N/A

109 7. Feedback from Landowners and final list 7.1 ECA undertook a thorough land registry search and wrote to owners and agents (if information available) of all sites allocated for development in the draft neighbourhood plan in February 2020.

7.2 A meeting was held at the Ilminster Town Council offices on 16th March 2020, where ECA -ex plained the purpose of the neighbourhood plan and various policies. Following this, landowners were asked to complete a survey to confirm the availability, achievability and suitability of their sites for the amount of development anticipated in the plan. Owners/agents who were unable to attend were emailed and phoned and were also asked to complete the questionnaires.

7.3 The following information is included in the appendices: • Letter to landowners; • Meeting Note; • Survey results;

7.4 The following sites were excluded from development as a result of this process:

• 30A- Daido Car Park: Owners confirmed that the site is needed for operational purposes

• 22- Land to East of Winterhay Lane/ Old Dairy- only northern part available for development, owners of southern part want to keep it available for tree planting etc.

7.5 Gooche and Housego (Site 24) owners of the site adjacent to Market House, East Street declined to attend the meeting/ discuss their site or complete a survey. However this site is considered available, given the extant planning permission, the brownfield nature of the site and at the time of writing, it being for sale and under offer.

7.6 ECA have been in active dialogue with the following site owners by email and phone, but at the time of writing they have not completed a survey. All of them have informally advised no objection to the proposals on their land: • Site 12: Gerald Pearce • Site 19: Gerald Pearce • Site 25: DairyCrest • Site 15A, 26, 31: Dillington Estates

7.7 The emerging SSDC Local Plan confirms a housing need in Ilminster of 839 dwellings for the period 2016-2036. The table opposite demonstrates that there is a sufficient number of suitable, available and achievable sites to meet the housing needs of Ilminster. In total the sites can accommodate a maximum of 345 new homes, this together with 400 permitted on Canal Way and the 119 dwellings already built totals 864 dwellings. This together with windfalls exceeds requirements. The amount of homes allocated to each site in Policy ILM12 of the INP may differ from the list opposite, as more information will come to light as part of the consultation process and from feedback from landowners and stakeholders. Ref. Site name Score Land use Maxi- Summary of potential Maximum no. mum issues total at potential SSDC number standards of units 24 Gooche & Housego Market 42 Brown- 14 Brownfield. Permission House field previously achieved. 23 The Swan 42 Brown- 2 Parking. Being promoted field for 4 15A Partial Shudrick Lane 37 Greenfield 33 Landscape, topography, neighbours 12A Land rear of New Wood House, 37 Greenfield 36 Steep topography. Ac- The Beacon cess to lower part. 31 Land to East of Greenway 35 Greenfield 44 None known

17 Greenway Farm 35 Greenfield 44 None known

26 Land East of Playing Field 34 Greenfield 29 None known

22A Land to East of /Winterhay Lane 34 Greenfield 24 None known, views, trees and Old Dairy countryside edge 25 Land North of Station Road 33 Greenfield 50 Flooding

21 Land to North of Winterhay Lane 32 Greenfield 69 Ownership divided may 345 and East of Old Orchard be piecemeal, flooding & views & countryside edge. Owners engaged 27A Land rear of Blackdown 32 Greenfield 78

13A Land South of Cross 31 Greenfield 41 14 Land North of Cross 31 Greenfield 24 16 Horlicks Site 31 Mixed None

18 Bay Road 31 Greenfield 44

20 Land south of Beacon Lane 31 Greenfield 41

32 Greenway Farm (larger site) 31 Greenfield 306 28 Land E of Winterhay Lane, S of 29 Greenfield 99 Fairfield House 29 Land off Canal Way Phase 2 26 Greenfield 94

E: [email protected] Second Floor

W: eca-p.com 14 High Street

Architecture | Planning | Community T: 01202 675 152 Poole | BH15 1BP APPENDICES: A: Letter sent to landowners

Architecture | Planning | Community

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«Owner» «Address_1» «Address_2_» «Address_3» «Address_4» «Address_5» «Address_6» 2 March 2020 Dear «Owner»

RE: «Site_Name»: «Titke_Nos» ILMINSTER NEIGHBOURHOOD PLAN MEETING INVITATION: 2PM, MONDAY 16TH MARCH 2020 ILMINSTER TOWN COUNCIL OFFICES

We are writing on behalf of the Ilminster Neighbourhood Plan Working Group. As part of the preparation of the neighbourhood plan, we are looking at potential development sites in and around Ilminster. A site that you own/ have an interest in, has been considered favourably in the Site Selection Report, which is key part of the evidence base for the plan. As a result, we are considering allocating your site for development in the draft neighbourhood plan, subject to further consultation with the wider community. A draft proposals map is attached for your information.

We would like to meet you with other landowners at a workshop style meeting at 2pm on Monday 16th March. It will be chaired by myself and attended by the following members of the Neighbourhood Plan Working Group/ Town Council, Stuart Shephard (Chair of Ilminster Neighbourhood Plan Working Group and Town Councillor) Scott Waldie (Secretary) and Henrietta Van den Bergh (Housing Working Group). We will be discussing potential sites, timescales for delivery, types of homes and the draft Design Guide for Ilminster.

We will also send a questionnaire via email, before the meeting, for you to complete and bring to the meeting.

We very much hope that you will be able to attend this meeting and would appreciate it if you could confirm your attendance by emailing me. Yours sincerely

Martha Covell MRTPI Planning Consultant for the Ilminster Neighbourhood Plan c.c Stuart Shephard, Chair of Ilminster Neighbourhood Plan Working Group

1 113 APPENDICES: B: Meeting Note

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ILMINSTER NEIGHBOURHOOD PLAN: MEETING NOTES

MEETING WITH LANDOWNERS: DEVELOPMENT SITES

DATE: 16th March 2020 (2pm)

ATTENDEES: Martha Covell (Planning Consultant and Chair of meeting) Stuart Shephard (Chair of INP working group) Scott Waldie (Secretary, INP working group) Henrietta Van de Bergh (Communications Lead, INP working group) Various landowners/agents: John Galding, Andy Hobbs, Gerald Pearce, Paul Rowe, Philp Painter, Luke Abbot, Victoria Stone-Crabb, Janet Crabb, Josh Stevenson, David Rich

APOLOGIES: Karl Scholz

1. Background and summary of the draft Ilminster Neighbourhood Plan (INP) • Introductions were followed by a brief presentation of the Neighbourhood Plan by Martha The current version of the INP is -Draft Pre-Regulation 14 INP: For consideration by SSDC (3.12.2019). It can be found on the Ilminster Town Council web site: https://www.ilminster.gov.uk/2019/11/agenda-for-town- council-meeting-3rd-december-2019/

• The INP is currently being revised to take account of SSDC comments, including information that has been provided by landowners on deliverability of homes on their sites. • Martha explained the aims and objectives and some of the draft policies. She explained that the Design Guide was also being prepared. • Timescales for consultation- Reg.14 consultation likely to be from July 2020, when SEA is available- this is a 6 week consultation with the community on the draft plan. After which it will be changed and later go to SSDC for approval before a referendum- all people that live in Ilminster will be eligible to vote on the plan. • The evidence base includes a Housing Needs Assessment, Site Selection Report, SEA and HRA. • There is also a Design Guide being produced which has been subject to some initial consultation in two design guide workshops.

2. Potential sites and housing numbers proposed • Martha explained that ECA have undertaken a land registry search and written to all the owners of land that is included for development in the draft neighbourhood plan. • Martha Thanked people for their interest. • The group discussed the contents of Policy ILM12 and potential issues with each site. • Common issues were access, ownership, current uses/ businesses, impact on residential amenity- outlook etc from main dwellings and design.

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• The group was asked to complete the questionnaires to clarify their sites availability, suitability and achievability for new homes within the given timeframes. SSDC have requested this.

3. Timescales for delivery • Martha clarified that the timescales for delivering the homes is 2016-2036.

4. Types of homes • Draft planning policy ILM13, ILM14 and ILM15 were discussed. • The need to include older peoples housing and lifetime homes was discussed. • The need for a mixture and adherence to SSDC affordable housing policies. • The need for parking in small town centre sites was discussed.

5. Draft Design Guide for Ilminster

• The draft design guide was discussed. It was generally agreed that this was a good idea as there were some examples of poor development recently.

6. Completion of surveys • Survey had been distributed. People were asked to complete these either o on paper, scan and email to: [email protected] o Or via this web link: https://docs.google.com/forms/d/e/1FAIpQLSfLNQxPJgYzlM423FwNol3w0d_3VhqRy4LYf aZcsjvh2v0_ZA/viewform?usp=sf_link

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ILMINSTER NEIGHBOURHOOD PLAN: MEETING NOTES

RE: SITES OWNED BY DILLINGTON ESTATE (INP REF: 15,26,31)

LMINSTER TOWN COUNCIL CHAMBER

DATE: 16th March 2020 (9.30am)

ATTENDEES: Martha Covell (Planning Consultant and Chair of meeting) Stuart Shephard (Chair of INP working group) Scott Waldie (Secretary, INP working group) Henrietta Van den Bergh (Communications Lead, INP working group) Jeff Richards (Turley Planning Consultant) Ewen Cameron (Landowner) David Lohfink (C G Fry)

1. Background and summary of the draft Ilminster Neighbourhood Plan (Martha) • Current version of the INP is (Draft Pre-Regulation 14 INP: For consideration by SSDC (12.12.2019). But this is currently being revised to take account of SSDC comments, including information that has been provided by landowners on deliverability of homes on their sites. • Martha explained the aims and objectives and some of the draft policies. She explained that the Design Guide was also being prepared. • Timescales for consultation- Reg.14 consultation likely to be from July 2020, when SEA is available. • The evidence base includes an Housing Needs Assessment, Site Selection Report, SEA and HRA.

2. SITE 15: Land East of Shudrick Lane • The comments that had been received in a letter from Turley, dated 17th January 2020, were noted and included some comments on the Site Selection Report, which has not been subject to consultation, but was a paper at the Town Council meeting on 12.12.20. • Martha explained the draft INP does not allocate any of Site 15 for development, as it was not considered to be needed to meet the towns housing needs. However this may change as the deliverability of certain sites for development/ nos. of houses proposed, is now questionable. • Jeff explained that they are keen to work with the community/ local plan allocation and were not considering preparing a planning application. • Jeff explained the proposals for the site: i. previous scheme was submitted as an outline application- so no detailed designs of layout were provided; ii. Intention was a high quality housing scheme with a mixture of designs delivered by C G Fry; iii. Footpaths were included;

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iv. new road connecting the Shudrick Lane from Townsend- delivered in the final phase of housing; v. This has been a long term proposal by the landowners vi. C G Fry have a good track record of delivering such proposals across the South-West

3. SITE 26: Land East of Playing Field, Shudrick Lane • Martha explained that this was allocated as a Potential Education Use in December version of the plan, however this is being reviewed in light of lack of available, suitable and alternative sites • Jeff will complete the questionnaire in relation to this site and confirm, Availability for development, Timescales and Types of homes that could be delivered here.

4. SITE 31: Land East of Greenway, Listers Hill • Martha explained that this site had a draft allocation for 44 homes • Ewen confirmed that they did own the land, however they had not considered building here as their preference is for a strategic urban extension on Shudrick Lane which could deliver more benefits for the town than piecemeal development. • Martha invited Jeff to complete a questionnaire in relation to this site.

5. Any Other Business and Way Forward • It was recognised that The Dillington Estate are a key stakeholder in the INP. Martha invited them to reconsider their proposals for the east of Ilminster in light of the emerging neighbourhood plan policies and feedback from the community to date. • It was agreed that Jeff would complete questionnaires for Site 26 and 31. • It was agreed that the working group would consider any further submissions by Turley, that may help deliver the aims and objectives of the neighbourhood plan.

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2 23/03/2020 Ilminster Neighbourhood Plan:APPENDICES: Site Selection - Google Forms C: Survey questions

Architecture | Planning | Community

Ilminster Neighbourhood Plan: Site Selection

Questions Responses 6

Ilminster Neighbourhood Plan: Site Selection

Questionnaire for Site Owners

Email address *

Valid email address

This form is collecting email addresses. Change settings

Draft Proposals Map

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https://docs.google.com/forms/d/1bKIZnqsddi8hCiy-A7IXj3GG2PviICSeAomNc23heFA/edit 1/5 23/03/2020 Ilminster Neighbourhood Plan: Site Selection - Google Forms

Q1. Do you have an interest in one of the sites to be allocated for new homes (Shown in * blue on the draft proposals map)

Yes

I am the owner/ agent acting on the owners behalf?

Q2. What is the reference number of the site you have an interest in (Your site)? *

Short answer text

Q3. Do you agree that your site should be allocated for development? *

Yes 119

https://docs.google.com/forms/d/1bKIZnqsddi8hCiy-A7IXj3GG2PviICSeAomNc23heFA/edit 2/5 Architecture | Planning | Community

23/03/2020 Ilminster Neighbourhood Plan: Site Selection - Google Forms

Maybe

Q4. Do you agree that the site is suitable for new homes?

Yes

Neutral

Q5. What type of other development should be built on the site? *

Employment

Open Space

Shops/Services (e.g. Doctor)

Education

Other…

Q6. Have you looked at the development potential of your site and had any work done by * Consultants? Such as Plans and Surveys?

Yes

120 Q6A. If you answered 'Yes' to question 6, please advise what you have had done to date:

Short answer text

https://docs.google.com/forms/d/1bKIZnqsddi8hCiy-A7IXj3GG2PviICSeAomNc23heFA/edit 3/5 23/03/2020 Ilminster Neighbourhood Plan: Site Selection - Google Forms

Q7. When would you be looking to bring your site forward for development? *

2020-2025

2025-2030

2030-2035

Q8. Are there any constraints to development that you know about?

Long answer text

Q9. Would you be willing to work with Ilminster Town Council on providing specialist * housing on some or all of your site. Specialist housing includes (1) Affordable Housing for Sale (2) Bungalows for older persons (3) Sheltered housing (4) Plots for people who want to

Yes

Maybe

Q10. Do you think The Design Guide for Ilminster will be a useful tool for guiding

Yes

Maybe

Other…

THANK YOU FOR COMPLETING OUR SURVEY. FOR FURTHER INFORMATION ON THE NEIGHBOURHOOD PLAN, PLEASE GO TO: www.ilminster.gov.uk. If you have any more comments please write them here. https://docs.google.com/forms/d/1bKIZnqsddi8hCiy-A7IXj3GG2PviICSeAomNc23heFA/edit 4/5

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