Matter 4: Consideration of the six sites suggested in the Main Modifications Waddeton Park Ltd Represented by Tetlow King Planning Respondent No. 1726 August 2020
MATTER 4 – CONSIDERATION OF THE SIX SITES SUGGESTED IN THE MAIN MODIFICATIONS
4.1. This matter statement is prepared on behalf of Waddeton Park Ltd in relation to their land interests at White Post, Midsomer Norton (MN1). In support of this matter statement a Transport Technical Note has been prepared by Stantec which is appended to the statement. The note summarises the transport context of site MN1 and reviews its sustainability.
4.1 Edge of Midsomer Norton: Sites MN1 (Land at White Post, near Westfield for a minimum of 250 dwellings), MN2 (Land at Underhill Lane, Midsomer Norton for a minimum of 60 dwellings) and MN3 (Land east of the A367, near Westfield for a minimum of 145 dwellings). (i) Are these sites sustainable as sites for new homes, and are there ownership or other delivery constraints? 4.2. As we have outlined in our response to matters 1, 2 and 3 there is a spatial and a sustainable development justification for allocating the three sites in Midsomer Norton. The sustainability appraisal supports their allocation in recognition that Midsomer Norton is a sustainable location for growth. Furthermore, the Inspector to LPP1 recognised that Radstock and Midsomer Norton were sustainable locations for growth and should have been fully explored as reasonable alternatives in LPP2. Accordingly, Inspector’s note (ED20) advised on the basis of compelling evidence further allocations should be made in the north-east of the district to address the outstanding 505 dwellings identified by the LPP1 Inspector.
4.3. TKP represents Waddeton Park Ltd, land promoters of Land at White Post, Midsomer Norton and have been promoting the site for development through both LPP1 and LPP2. We therefore support the allocation of MN1 in the main modifications of LPP2 and believe that the allocation has been justified by sound evidence to warrant its inclusion in LPP2.
4.4. Land at White Post (MN1) is ideally located immediately adjacent to Midsomer Norton and the recently constructed new housing development by Barratt Homes (Beecham Place). It therefore forms a natural sustainable extension to Midsomer Norton. Its development also corresponds and complements recent and forthcoming developments on Silver Street including a new primary school (Norton Hill Primary School) and further residential developments including a care home which has included significant highway upgrade works. The concept masterplan provided at Appendix 1 illustrates how the development responds and connects with its surroundings.
4.5. The surrounding area has changed significantly in recent years and we invite the Inspector to undertake a site visit of MN1 and Silver Street to fully appreciate the site context.
4.6. The attached Transport technical note provided at Appendix 2 outlines the accessibility of the site. It includes a local facilities and amenities plan which highlights the sustainability of the site’s location and reinforces the justification for allocation. As illustrated by the local facilities and amenities plan, the site is proximate to a number of key facilities including:
• Norton Hill Primary School – 250m • Bus stop – 450m Beecham Place • Foot and cycleway provision – existing and proposed future links 1 | P a g e
Matter 4: Consideration of the six sites suggested in the Main Modifications Waddeton Park Ltd Represented by Tetlow King Planning Respondent No. 1726 August 2020
• Sports facilities.
4.7. The Transport technical note (Appendix 2) also provides a useful comparison table of the three Midsomer Norton allocations sites (MN1, M2 and MN3). It demonstrates that MN1 is the best performing site in terms of distance to various local amenities, town centre, primary school and secondary school.
4.8. The site is currently in agricultural use and it has no environmental, heritage or other technical constraints that would hinder its development. The site is in single ownership and there are no access rights or legal constraints which would impede the delivery of the site. Accordingly, the site meets the NPPF definition of deliverable as it is available now, it is a suitable location and it is achievable with a realistic prospect of housing being delivered within five years.
4.9. The Sustainability Appraisal justifies and supports the allocation of MN1, in fact it is the most positively scored main modification allocation which reinforces the point that the site represents sustainable development. The table below summarises how positively MN1 scored against the Sustainability Objectives of the SA.
SUSTAINABILITY OBJECTIVES TKP COMMENTS SAO3: Landscape The site is not in the AONB nor would its development impact on a special landscape feature. It would not result in the loss of open space or impact on open space. Any landscape impact would be localised and could be mitigated by a landscaping scheme. SAO4 & SAO6: Water supply, The site is not prone to flooding or drainage issues (flood zone flooding & drainage 1) nor is it within a source protection zone.
SAO5: Impact on Biodiversity The development of the site would not have an impact on protected species, wildlife sites, ancient woodlands or traditional orchards. The development would not impact an area of Geological Importance (RIG). SAO9: Site accessibility & The site is highly accessible with an existing bus stop in opportunities for sustainable Beechams Place, there is also potential for the proposed transport development to provide a further bus stop. The surrounding area is well connected with footpaths and cycleways including a new footpath on Silver Street to provide access to the primary school. SAO11: Maintain and enhance The site could accommodate 250+ homes which would make a the vitality of our town centres significant contribution to the Mendip district’s housing numbers ensuring they are and affordable housing. Due to its size it could also provide vibrant and exciting places to substantial affordable housing. live, work and play
4.10. Consequently, there are no adverse impacts of the site being developed only positive benefits. The site will bring forward at least 250 new homes comprising a range of dwelling types and tenures to address all housing needs, including much needed affordable homes. A concept masterplan is attached at Appendix 1 which demonstrates that the site can comfortably accommodate at least 250 homes whilst providing plenty of open space and natural areas to enable recreation and create green corridors to boost biodiversity. The development will facilitate pedestrian and cycle links across the site which will also connect 2 | P a g e
Matter 4: Consideration of the six sites suggested in the Main Modifications Waddeton Park Ltd Represented by Tetlow King Planning Respondent No. 1726 August 2020
to the adjacent development, Beecham Place and enhance accessibility locally by providing direct linkages to the new Norton Hill Primary School.
4.11. The site benefits from two potential access points on to the Fosseway and Silver Street which will help dissipate local traffic flows which will benefit not only our site but also allocation MN3. Indeed MN1 will need to be delivered in advance of MN3 in order to enhance the capacity of the local highway network, and to provide a safe and sufficiently short route to the new primary school from MN3, by opening up a through route across the site between Fosseway and Silver Street.
4.12. MN1 will make a positive contribution to five year housing land supply, as we intend to submit a planning application promptly and start construction in early 2022. We previously submitted an EIA screening opinion to MDC in April 2020 and have undertaken the necessary technical assessments to support a planning application. The site is therefore deliverable.
(ii) If the housing/employment balance in Radstock/Norton is already skewed in relation to a serious issue of out-commuting (e.g. to employment opportunities in Bath and Bristol), how critical is this consideration in relation to the overall sustainability of these sites or any other potential housing sites on the edge of Midsomer Norton and Radstock? 4.13. The attached Transport technical note provides a more detailed response to this question (Appendix 2 pages 12-16). However, it should be recognised that Mendip is a rural district and it is therefore inevitable that many residents commute to work outside of the district in most cases by car. This is an existing issue for the district which is acknowledged in LPP1.
4.14. As our detailed response indicates the journey to work data relies on the 2011 census which is nearly a decade old. The data shows that approximately 14% of car trips travel to Bristol (and South Gloucestershire) and approximately 18%% travel to Bath. Also, approximately 8.63% travel to Frome and 7.18% travel towards Wells. Further, 33.4% of car trips are shown to be local, to Radstock, Paulton, Midsomer Norton town and surrounding areas.
4.15. Midsomer Norton and Radstock benefit from a range of bus services to other destinations in the district and beyond, as summarised at paragraph 6.13 of the Transport Technical Note. These include the principal routes to and from Bath, which pass near the site and could be diverted through the site in due course. Similarly, service to Bristol and other regional destinations can be reached from stops within walking distance of MN1.
4.16. Clearly, more recent trends need to be taken into consideration such as reduced car ownership amongst young people and decrease in the total number of car trips in recent times. Also, the increased trend in working from home, which has accelerated due to Covid- 19 lockdown. It is anticipated that the trend towards people working more flexible hours and or working from home more regularly will be sustained post-Covid and will form part of ‘new normal’. Other advances in technology such as E-Bikes and E-scooters will encourage alternative forms of transportation.
4.17. Transport consultants for the site have undertaken a detailed Transport Assessment and it is summarised within Section 5 of the Transport Technical Note. It is concluded that in a worst case scenario using historic trends and forecasting techniques the local network is predicted be able to accommodate housing growth including the development traffic, within
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the shoulders of the traditional 1-hour fixed AM and PM peak periods. Although the TA and the Technical Note highlights the predicted wider changes in travel trends, these are not included within the assessment. Overall, the residual cumulative impacts of development can be adequately mitigated and are not considered material.
(iii) What other sustainability issues should the Plan have regard to in relation to these sites? 4.18. The sustainability appraisal undertakes a thorough assessment of the sites in relation to 13 sustainability objectives. Consequently, there are no further sustainability issues of concern relating to the proposed allocation sites MN1, MN2 and MN3.
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Appendix 1 Concept masterplan
Playing Fields (Associated with Norton Hill School)
Residential development (Consented)
B
D
Care Home 3 FE Primary School (Consented) (Under construction) C Residential A development (Planning application submitted) Residential development E (Consented) B Beecham Place (Residential development - Constructed) G
H
F
I
J
D K
The White Post Inn
Net Developable Area: 8.07ha
DPH (dwellings per hectare) No. Dwellings Avg. 33dph Circa 265
Application area allocated for min. 250 dwellings
Key
Water attenuation features A 3 FE Primary school (under construction) - REF:18/02095/OUT J Access to Fosseway B Residential development - approved as part of - REF:18/02095/OUT K White Post, Midsomer Norton N A C Care home development - approved as part of - REF:18/02095/OUT Site in Context RJ / DH Infrastructure upgrades - approved as part of - REF:18/02095/OUT Application boundary D 190920 L 02 03 NTS/A3 August 2020 Developable area E Residential development - Planning application submitted
F Access to Silver Street Public Open Space (POS)
G Connection to Residential development - REF:18/02095/OUT Proposed trees Hems House, 84 Longbrook Street, Exeter, Devon EX4 6AP Existing trees H Cycle/footpath connection to Beecham Place T: 01392 368866 W: www.cliftonemerydesign.co.uk M: [email protected] Drawing Status INFORMATION I Emergency access route
Appendix 2 Transport Technical Note
Technical Note
Transport Note Land at White Post, Midsomer Norton 47493 19 August 2020
1. Introduction
This Technical Note has been prepared by Stantec on behalf of Waddeton Park Ltd. (WPL) to summarise the transport context for the Land at White Post, Midsomer Norton site, and address the related issues raised within the ED30 ‘Issues and Questions (MIQ) Discussion Note for Additional Hearing Sessions’ suggested Matters for Examination of Mendip District Local Plan Part 2 review (LPP2).
The site has been allocated within Mendip District LPP2, Main Modifications for residential development. The Inspector has requested additional hearings for the Mendip LPP2 and this hearing is restricted to the soundness of the proposed additional 505 dwellings to be allocated within the north-east part of Mendip District.
The questions related to the hearing are provided in Matters, Issues and Questions (MiQ) Discussion Note, ED30. There are no specific transport related questions, but some of the issues raised within statements for matter 2 (Sustainability Appraisal) and matter 4.1 (Midsomer Norton Sites) will be addressed through this note. 2. Site Context
Mendip District Council’s LPP2, Main Modifications allocated the site for a minimum of 250 dwellings, reference MN1, Land at White Post as set out below.
Policy MN1: Land at White Post (NRAD001M), Development Requirements and Design Principles
(1)A minimum of 250 dwellings making provision for affordable housing in line with relevant policies.
(2)A cross-boundary Traffic Impact Assessment will be required taking into account cumulative traffic impacts of this site and MN3.
(3) Proposals should maximise opportunities for sustainable travel and make provision for connecting footpaths and cycleways to enhance the accessibility of the site.
The site lies within Mendip District, Somerset, but is on the boundary of Bath and North East Somerset (BaNES) adjacent to Midsomer Norton town. The site is bound to the north by the new residential development, called Beecham Place and permitted land to the east of Silver Street (Care Home site); by Fosseway to the east; Silver Street to the west and the White Post public house and agricultural field to the south.
In 2019, BaNES granted planning permission for an outline planning application submitted for ‘Land at Silver Street’, reference (18/02095/OUT) for development of a 630 pupil three-form entry primary school, up to 40 residential dwellings, 64 bed care home and 15 open market houses. The agreed road works associated with the planning obligations for the permitted application include widening of Silver Street to a 6.2m wide carriageway and provision of a 3m shared foot-cycleway between the Rugby Club and Norton Hill Secondary School’s Playing fields. At the time of writing this report, it is understood that the proposed highway improvements are ongoing and subject to COVID-19 relaxations, the works will be completed in September / October 2020.
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With regards to the site at Land at White Post, in 2016 an outline planning application reference 2016/0980/OTS was submitted for development of 188 residential dwellings and a three form entry primary school, however the application was refused on planning grounds because the development is outside the settlement limits and there was a preference within BaNES and Mendip for the school to be located on a different site off Silver Street, which has now been approved At that time, scoping for the transport work was undertaken with officers representing both the local highway authority, Somerset County Council (SCC), and the neighbouring Unitary Authority of BaNES. The application was supported with a Transport Assessment and Travel Plan document along with associated drawings. It should be noted that, both BaNES and SCC raised no highway objections to the application.
In April 2020, a screening opinion for Environmental Impact Assessment for the site for development of 250-300 dwellings, has been submitted to Mendip District Council and a response is awaited. The precise development quantum is still developing but a ‘Transport Assessment’ for c.270 dwellings has been prepared to support any future planning application for the site.
3. Site Accessibility
Local Facilities and Amenities
Figure 3.1 illustrates the location of the site in relation to local facilities and amenities in Midsomer Norton. Local Amenities
With regards to amenities, the closest shop to the site (Charlton News) is located approximately 700m from the site on Charlton Road, close to the junction with Fosseway. This newsagent sells a number of day-to-day convenience items including groceries and offers a Paypoint service for paying utility bills.
A Co-operative store is located on Fosseway, approximately 100m further north from Charlton Road (within 800m of the site). This is a much larger retail offering and includes a wide range of convenience goods. The shop also provides a cashpoint, a Costa Coffee outlet and six Sheffield cycle parking stands. The retail offer in this area also includes ‘pets corner’ and a ‘fish and chips’ takeway.
The next-closest location for amenities is Midsomer Norton town centre, focussed around the High Street area. The town centre offers a variety of shops catering for most needs, as well as providing a Sainsbury’s supermarket. Midsomer Norton town centre is approximately 1.3km from the site and is served by numerous bus services (see section on Public Transport below). The distance to the town centre is considered well within walking distance in accordance with PPG13 and Manual for Streets which both emphasise that walking offers greatest potential to replace short car trips, particularly those under 2km. Employment
There are a number of employment centres located within walk and cycle distance of the site including the extensive Westfield Industrial Estate, approximately 1.1km north east of the site. Midsomer Norton town centre, approximately 1.3km north of the site, also provides a wide range of local employment opportunities.
Other employment opportunities, within 3km of the site, are identified within Figure 3.1.
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Education
Midsomer Norton has a number of primary schools. The Norton Hill Primary School has recently been permitted and will be operational from September 2020. The three-form entry school is located 250m north west of the site along Silver Street. St. Benedict’s Roman Catholic primary school is located on Charlton Lane less than 700m from the site; and Fosse Way and Westfield primary schools are located on Longfellow Road, approximately 1.3km from the site.
The nearest secondary school is Norton Hill, located approximately 1km to the north of the site, on Charlton Road. Leisure
There are a number of leisure and recreational facilities within the vicinity of the site, including Midsomer Norton Rugby Football Club, an amateur sports club, the Fosseway Golf Club and the Norton Hill Sports Centre.
Accessibility by Walking and Cycling
In considering the proximity of key facilities and amenities with regards to walking distances, the most recent transport statistics are set out within the DfT’s 'National Travel Survey: 2018 (NTS) Report1. This indicates that 25% of all journeys are under one mile and 80% of journeys under one mile are made on foot and that the average walking trip length is 16 minutes.
Whilst the NPPF now supersedes the previous Planning Policy Guidance (PPG), the underlying principles of PPG13: Transport (March 2001) remain relevant as they are based on recorded travel behaviour and generally accepted accessibility indicators. The relevant excerpts from PPG13 are therefore set out below:
‘Walking is the most important mode of travel at the local level and offers the greatest potential to replace short car trips, particularly under 2 kilometres.’
In addition, the guidance on this issue is provided by Manual for Streets (MfS) 2007 which, at Paragraph 4.4.1, states that:
‘Walkable neighbourhoods are typically characterised by having a range of facilities within 10 minutes' [up to about 800m] walking distance of residential areas which residents may access comfortably on foot. However, this is not an upper limit and walking offers the greatest potential to replace short car trips, particularly those under 2km.’
With regards to cycling, the recent NTS (updated July 2018) identifies that the average trip length by bicycle is 3.1 miles (5.0km). Furthermore, NTS0308 identifies that 88% of all cycle trips are over 1 mile (1.6km) and 58% over 2 miles (3.2km). A total of 80% of all cycle journeys are made over distances less than 5 miles (8km). These statistics indicate that trips to the majority of the facilities and services in the site surroundings could reasonably be expected to be undertaken on foot or by cycle, and by the majority of people, except where car use is an obvious prerequisite or indeed the reason for the trip.
1 https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/ 823068/national-travel-survey-2018.pdf
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Site Accessibility by Non-Car Modes Walking and Cycling
Immediately fronting the eastern boundary of the site, along the A367 Fosseway, there is a 1.5m wide footpath running between the site and northbound carriageway, which connects into the newly constructed shared foot-cycleway at the frontage of Beecham Place to the north. Fosseway road is well lit. A new signalised pedestrian crossing is also provided on the Fosseway.
The S278 road works associated with the planning obligations for the permitted School application reference19/00818/RES includes, provision of a 3.0m shared foot-cycleway from the Rugby Club (opposite to the site on western side of Silver Street) to the existing footways to the north. A toucan crossing is proposed to provide a connection between the proposed foot-cycleway on both sides of the carriageway. From Lynwood Close, there is a footway on the eastern side of Silver Street that extends to Charlton Road and into the centre of Midsomer Norton. The continuous pedestrian cycle route is lit and paved.
Within the surrounding area there is good provision of walking and cycling links. At the A367 Fosseway / Charlton Lane roundabout there are dropped kerbs and tactile paving provided at each arm with refuge islands. Along the A367 Fosseway there are a number of zebra crossings and pelican crossings at key locations, such as the Westfield Industrial Estate, Westfield school and local shops and services.
Along Charlton Road there are footways provided on both sides of the carriageway. Between Norton Hill Secondary School and the Silver Street junction there is a shared pedestrian and cycle path and a zebra crossing located immediately outside the school.
Public Transport
The nearest bus stop from the site is at Beauchamp Avenue, Beecham Place approximately 100m north of the northern boundary and is served by Services 179 and 184. There are also bus stops on Charlton Road, located approximately 800m from the site, which are served by routes 82, 172, 173, 174, 179, 184, 185, 379 and 414. These bus stops provide real time passenger information and raised platforms for people with mobility impairments.
The bus services currently operating within 800m of the site, on Fosseway South, Silver Street and Charlton Road are summarised in Table 3.1 below.
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Table 3.1: Local Bus Services and Frequencies
Stop Frequency Service / Route Sun and Operator Mon-Fri Saturday Bank Holidays 82 Tyning – Charlton Park 4-5 No service No service (Somerbus) Paulton journeys 172 (First) Bath – Wells Charlton Park 30 min 30 min 60 min 173 (First) Bath – Wells Charlton Park 60 mins 60 mins No service 174 (First) Bath – Wells Permitted Silver 60 mins 60 mins 60 mins Street Stop / Charlton Park 179 (CT Midsomer Beauchamp 90 mins No service No service Coaches) Norton – Bath Avenue 184 (Libra Midsomer Beauchamp 120 mins No service No service Travel) Norton – Frome Avenue 185 (CT Hallatrow – Charlton Park 1 journey No service No service Coaches) Trowbridge Thu Note: Services operating only on school or college days are excluded and above timetable reflects preCOVID-19 regular services
The highest frequency corridor in the area is Charlton Road, which links the A367 Fosseway and B3355 Silver Street. This road is served by a regular combined frequency of four buses per hour on the Wells – Radstock – Bath corridor from services 172, 173 & 174.
The services operating closest to the site are the 179 and 184 which serve Beecham Place to the north with a new bus stop at Beauchamp Avenue. The 179 operates with 6-7 journeys per day on Mondays to Fridays to Bath and Midsomer Norton town centre. The journey time to Bath is 65 minutes and it provides option to commute to and from Bath.
Also, the recent planning permission for Norton Hill Primary School and Care Home to the north and northwest of the site include new high-quality sheltered bus stops on Silver Street which will be served by existing bus service 174. The southbound bus stop is within 100m from the north- western corner of the site and therefore will provide opportunity to future residents to access the bus service. Service 174 is an hourly service and connects Bath, Wells, Radstock, Shepton Mallet and Midsomer Norton and can be used by future residents for access to work and leisure trips on weekdays and weekends.
4. Development Proposals
The site’s development proposals for c.270 residential dwellings would incorporate:
Provision of a new site access onto the public highway to the east onto A367 Fosseway, via a priority junction;
Connecting the site to Silver Street either directly or via the permitted Care Home junction to the north-west;
Parking provision (cycle and vehicular) in line with Somerset County Council’s (SCC) parking standards;
The primary street through the development will accommodate 3m shared foot-cycleway which will connect Fosseway to the east and Silver Street to the north-west of the site;
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Provision of a primary street linking Fosseway and Silver Street which will benefit the operation of local junctions by distributing the traffic and providing route choice to future residents and visitors as well as providing a route through the development for bus services.
This access strategy provides for safe and attractive access to the site for all modes, with high quality and direct foot/cycle connections to local facilities and amenities, promotes the use of public transport and provides route choice for residents to manage traffic impacts on the local road network. These elements are explained in detail within the following sections.
The proposed sustainable transport strategy for the site is shown on Figure 4.1
Walking and Cycling Strategy
The existing footpath along the frontage of the site on Fosseway is proposed to be improved to provide for a 3m wide shared foot/cycleway from the site access junction north to tie into the existing shared foot-cycleway along the Beauchamp Avenue. To the south of the proposed site access junction, a 2m footway will be provided to tie into the existing provision.
In addition, the developer has a legal agreement in place with Beecham Place and Land at Silver Street (Care Home site) to provide connections from the site to join the existing / permitted local network. A 3m shared foot-cycleway will connect the site to the permitted shared foot-cycleway on to the Silver Street. The site will provide foot-cycle connections to Beecham Place, the new residential area to the north.
The most direct connection to Norton Hill Primary School will be via a shared foot-cycleway running through the site and connecting on to the Silver Street. The shared foot-cycleway along Silver Street will further connect to Norton Hill Secondary School to the north via a permitted Toucan crossing and footpath through the Norton Hill Secondary School fields.
The route along Silver Street is the most direct route to Midsomer Norton town centre. The town centre provides a range of amenities including post office, library, bank, pharmacy, hairdresser, shops, cafes and other retail and commercial facilities. The route to town centre is approximately 1.3km and an equivalent 17 minutes’ walk from the site.
The site’s off-site and on-site walking and cycling strategy will connect to the surrounding new / permitted developments and public highways, such that accessibility on foot and cycle to the wider surrounding area will be enhanced.
Public Transport Strategy
It is proposed that the Primary Street through the site will provide a public transport link through the site between Silver Street and Fosseway. This link will not only provide maximum public transport coverage for the site but will also serve to improve public transport connectivity in the surrounding area.
The link will include new bus stops located centrally within the new development, which will be accessible by all new residents and those in the neighbouring existing and permitted developments.
Subject to discussions with the operator, Services 174 ,179 and 414/424 could be diverted through the development site. The proposed public transport strategy would provide the development site with all day journey opportunities to/from Midsomer Norton, Radstock, Bath and Frome.
Additional bus services are available from Charlton Road, with stops 800 metres from the development boundary. These provide for more frequent services to Radstock, Bath and Frome as well as additional routes to Midsomer Norton, Wells and Bristol.
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Vehicular Access Strategy
It is proposed that vehicular access will be provided onto the existing public highway network at Fosseway, to the east, by way of two new priority T-junctions. The proposed vehicular site access is illustrated in Stantec Drawing 47493/5501/SK04.
In addition, an access connection on Silver Street could be provided either directly or by a link road connecting to the permitted Care Home access junction on Silver Street. WPL has agreements in place with the landowner to deliver this connectivity.
It is proposed that these two vehicular access points will be linked via a 6.2m wide carriageway which, in addition to providing a route through the site for local buses, will provide the main spine route for vehicles accessing the development. This linking of Fosseway and Silver Street via the development’s primary street will benefit the operation of local junctions by distributing the traffic and providing route choice.
5. Impact of development on the local network
The Transport Assessment for the site has been prepared to support the planning application for c.270 dwellings. The TA for the site provides trip generation for the site using trip rates that were agreed with BaNES and SCC for the preparation of the TA for the new development at Beecham Place, Land south of Fosseway.
The total vehicular trip generation forecast for the site is 135 and 161 trips during the AM and PM peak hour respectively. The vehicular trips from the development are distributed and assigned to the network using Census 2011 Journey to Work data as agreed for the previous application.
Based on previous knowledge of the area and local network, it is understood that the Charlton Road / Fosseway /Charlton Lane Staggered crossroad junction and Silver Street / Charlton Road junction are operating at capacity during the AM and PM 1-hour peak periods. Further, based on the changing travel trends, flexible working, and significant increase in work from home, it is considered unrealistic to assess the capacity of the junctions for a 1-hour peak scenario.
Therefore the assessment considers potential future operational performance of the road network, moving away from the increasingly discredited traditional predict and provide assessment approach and considers evidence supporting changes in travel trends, and the capacity for the existing network to accommodate future growth.
Stantec has undertaken an assessment of the capacity AM and PM peak periods including the shoulders of the highway network peak hours (i.e. between 07:00-10:00 and 16:00-19:00) to better reflect the actual resultant operational performance of the network. This approach differs from the previous analysis as that focused on a single fixed hour peak thereby taking no account of the potential for drivers to adjust the time of their trip in particular to congested networks as traffic demand increases.
The TA forecasts a future base scenario with the identified committed /planned developments in the surroundings. The TA assesses the impact of development traffic for future year of 2026 with full development traffic. It also includes a cumulative assessment scenario, which includes traffic from the MN3 in addition to the development traffic.
The results suggest that during both AM and PM peak periods and all scenarios each of the junctions can accommodate the forecast traffic flows across the extended 3-hour peak period with a small number of vehicles making journeys slightly earlier or later.
The analysis and outcomes of the TA are considered to be a robust assessment and provide a worst-case scenario because, whilst the TA highlighted the predicted wider changes in travel trends, we have not included any of this within the assessment. Furthermore, the assessment does not include reductions in predicted development trips reflecting the benefits of Travel Plan measures identified to support the site.
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As such, the TA concludes that using the peak spreading methodology, the local highway network is capable of accommodating forecast base, committed development and proposed development traffic across both AM and PM peak periods. It is also able to accommodate traffic associated with the MN3 development in addition to that generate by other committed and proposed development in the local area.
6. ED30, Suggested Matters Issues and Questions
Matter Statement 2: Sustainability Appraisal
As Identified above, the site is allocated within Mendip District LPP2, Main Modifications for residential development. The three sites adjacent to Midsomer Norton; MN1- Land at White Post, MN2 Land at Underhill Lane and MN3 – Land east of A367 are allocated within Main Modifications. The location of these sites is shown on Figure 6.1. The Inspector has requested additional hearings for proposed additional 505 dwellings to be allocated within the north-east part of Mendip District.
The ED30, ‘Suggested Matters Issues and Questions (MIQ) discussion Note for Additional Hearing’, lists four Matters for discussion. Matter 2 is ‘Sustainability Appraisal (SA) and Habitats Regulation Assessment’. The council has undertaken a second addendum to the SA for additional identified sites adjacent to Midsomer Norton and this was presented within ‘SA Report second Addendum January 2020’.
Within the SA Report second addendum, 13 SA objectives were identified, of which, the following are considered to be related to transport.
SAO9: Encourage more sustainable travel patterns
Minimise the need for travel by the private car Promote cycling, walking and use of public transport
SAO12: Promoting healthy and safe communities
Improve access to open space for future residents
SAO13 Improve access to facilities and services
Ensure key community facilities are provided in locations easily accessible by public transport, cycling and walking.
Appendix 6 of the SA report provides details of the SA assessment for each of the sites. With regards to the site (referred as MN1 in MM) the following is noted, and additional comments are provided.
Questions 41, 43 and 44 describe ‘Site accessibility & opportunities for sustainable transport: Sustainability Objective SAO9’, with the council’s assessment for the site recorded as ‘Good’. This has been elaborated within Table 6.1 below and in Section 3 above in this Note.
Further, in response to Question 50 ‘ Could there be in-combination effects from the impact of other sites?’ the report states, ‘There have [been] significant concerns highlighted in planning applications relating to this site and NRAD005 [MN3] from B&NES Highways regarding the impact upon development in this area on the road network. Cumulative impact from this site, NRAD005 and the newly developed Barratt site to the north would need to be assessed.’
As aforementioned in Section 5, the TA has been prepared for the MN1 site and it includes cumulative assessment to include the impact of MN3 (NRAD005) and other committed/planned developments within the surrounding area. The assessment shows that the local network will not have detrimental impact on the operation of the junction, when assessed using peak spreading methodology.
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Technical Note
With regards to SAO12, SA summary for the site states, ‘The site is well placed to take advantage of accessibility [to] the countryside and subject to access there are footways through residential areas to the town centre.’ The development’s off- site walk-cycle connectivity has been described in the Section 4 above and reiterated in Table 6.1 below. The development’s on-site and off-site proposals will enhance foot-cycle facilities for future residents, visitors and existing residents in the surrounding area.
Further in response to SAO13, it states that, ‘Site is located on the periphery of Midsomer Norton but will be close to a new primary school and accessible to services and facilities In Westfield. Capacity of local infrastructure will need to be tested with BaNES although a solution has been previously agreed, but capacity issues have been highlighted in nearby planning applications.’
The previous planning application was submitted for 188 dwellings and 3 FE primary school in 2016. BaNES and SCC had raised ‘no objection’ to the submitted TA and TP. Notwithstanding that, a new TA has been prepared for the site and a cumulative assessment has been undertaken to assess the impact of the development on the local network. The TA concludes that using the peak spreading methodology, the local highway network is capable of accommodating forecast base, committed development and proposed development traffic across the AM and PM peak hour periods. It is also able to accommodate traffic associated with MN3 development in addition to that generated by the committed and proposed development.
Comparative Transport Sustainability Assessment
A comparative transport sustainability assessment has been undertaken for the three allocated sites; MN1, MN2 and MN3, to elaborate on the council’s SAO9 - Encourage more sustainable travel patterns. Please note that the sites have been ranked ‘1’,’2’ and ‘3’ and shown with colours ‘green’, ‘yellow ‘and ‘orange’. ‘Green’ reflecting the site closest to identified facilities/amenities and services or infrastructure provision, ‘orange’ being the site furthest from a facility or least accessible infrastructure provision and ‘Yellow’ being the site in between ‘green’ and ‘orange’.
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Technical Note Description Criteria MN1 (White Post) MN2 (Land at Underhill Farm) MN3 (Land east of A367) Distance to Facilities and Local Amenities such as Amenities post office, library 1500m 1500m 1800m
700m 1300m 500m Convenience Store 250m to new Norton Hill 1000m to Westfield Primary School and 500m to Primary School and 800m to St Benedict's Catholic School, although it is a faith Education Primary School St.Benedict's Catholic School 1600m (Longwell Primary School) school. 1000m (Norton Hill Secondary Secondary School School) 1600m (Somervale School) 1200m (Norton Hill Secondary School) 3400m (Paulton Memorial Medical Hospital Hospital) 1800(Paulton Memorial Hospital) 3700m (Paulton Memorial Hospital)
Surgery 1800m (St Chad's Surgery) 1100m to Somerton House Surgery 2300m (St Chad's Surgery) Local closest 1100m (Westfield Industrial Employment employment Estate) 1700m (Old Mills Industrial Estate) 800m (Westfield Industrial Estate)
Town Centre High Street 1300m (along Silver Street) 1300m 1800m Bus stop at Beauchamp Avenue and New bus stop at Silver Street, both 100m from the site boundary. Site Greenacres stop on Orchard Vale Public Bus Stops within proposals include provision of located approximately 650m from Beauchamp Avenue Stops approximately 100m Transport 400m new bus stops within the site. the site. from the site. One bus per hour to Paulton/ Number of buses per 2-3 services per hour, hourly Tyning. Bus operates between 1-2 services per two hour, service to Bath operates hour service to Bath and Wells 0900 to 1500 at 90 mins frequency.
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Technical Note Site proposals include bus stops provided centrally within the site and primary Opportunities to internal road designed to divert bus services serve a bus route through the through the site site. NA NA
New access off Fosseway and internal link road linking Silver Street, thereby providing opportunity for route choice to Vehicular future residents and distribute Sits is small and will be accessed off Single access off Fosseway will intensify traffic on access traffic on the local network one access off Underhill Lane Fosseway / Charlton Road junction
New shared foot-cycleway Underhill Lane does not have provided along eastern site footway provision in the site New footways along the site frontage and frontage to join in the existing vicinity, footways are provided in extension of existing footways from Fossfield Road Walking shared foot-cycleway along the built area at the junction with junction southwards. Additional recreational Cycling Access to footways Beecham Place. High Meadows. foot/cycle link along B3139. Site proposals include linking into new pedestrian cycle facilities along Silver Street to connect to the town centre, Access to Cycleways Norton Hill Secondary School Shared foot/cycleway along Beecham Place or shared and new Norton Hill Primary frontage could be accessed via permitted toucan foot/cycleway School. NA crossing on Fosseway. Site proposals include ped- cycle connection into Beecham Place besides Site abuts residential properties to connecting on Fosseway and the east, but opportunity to Additional walk/cycle Silver Street, thereby connect to the existing residential connections (apart providing enhanced area, apart from Underhill Lane are from the main access) permeability in the wider area. limited NA
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Technical Note
Conclusions
Conclusions
The above Table shows a site comparison between MN1, MN2 and MN3 based on the proximity to the local amenities and access to local facilities using sustainable transport modes; walk, cycle and bus. It is concluded that considering the proximity to local amenities MN1 and MN3 are comparable and are better located in comparison to MN2. However, site MN1 performs better in terms of distance to various local amenities, town centre, primary school and secondary school when compared with MN3.
Furthermore, the site is located in close proximity to newly constructed walk-cycle network and lies along bus corridor (service 174) which provides hourly connections to Bath. MN3 is in proximity to service 179 which operates at 90minute interval during daytime only. In addition, site proposals would connect to the exiting and permitted walk-cycle facilities and provide opportunity to divert the bus services through the site, thereby providing future residents, visitors and existing residents viable sustainable travel options as an alternative to private cars. Furthermore, the site’s offsite and onsite walking facilities will provide short walk/cycle route to the existing residents along Fosseway and to the future residents of MN 3 (if delivered) to access the new Norton Hill Primary School to the west of Silver Street as an alternate to the route along Fosseway-Charlton Road-Silver Street.
The site proposals include pprovision of a new site access onto A367 Fosseway, via a priority junction and connecting the site to Silver Street either directly or via the permitted Care Home junction to the north-west. The two site accesses will be connected via internal primary street which will benefit the operation of local junctions by distributing the traffic and providing route choice to future residents and visitors.
The site therefore suffices the SA objectives SAO9, SAO12 and SAO13, as set out within council’s SA report and the site proposals will enhance public transport accessibility and walk cycle connectivity for the wider surrounding area.
Matter 4 - Consideration of the six sites suggested in the Main Modifications
The ED30 note suggests 4 Matters for discussions within additional hearing session for Mendip LPP2. The Matter 4, 4.1 relates specifically to the sites at ‘Edge of Midsomer Norton’.
Concern
Bullet (ii) If the housing/employment balance in Radstock/Norton is already skewed in relation to a serious issue of out-commuting (e.g. to employment opportunities in Bath and Bristol), how critical is this consideration in relation to the overall sustainability of these sites or any other potential housing sites on the edge of Midsomer Norton and Radstock?
Response 2011 Census Journey to Work Data
A Transport Assessment has been prepared to support the planning application for the site. The proposed development traffic has been distributed across the local highway network based on 2011 Census Journey to Work Data for the Middle Layer Super Output Area of Bath and North East Somerset 027 (E02003011). This is consistent with the approach agreed and undertaken for the planning application at Beecham Place, Land West of Fosseway development.
The Census journey to work data shows that approximately 14% of car trips travel to Bristol (and South Gloucestershire) and approximately 18%% travel to Bath. Further, approximately 8.63% travel to Frome and 7.18% travel towards Wells. Further, 33.4% of car trips are shown to be local, to Radstock, Paulton, Midsomer Norton town and surrounding areas.
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Technical Note
As seen from the Table 3.1, the site is well connected to Bath by service 174, which has an hourly frequency and operates along Silver Street. The service can be accessed from the permitted new bus stops along the Silver Street. Furthermore, subject to the agreement with the operators, the service is proposed to be diverted through the site. The journey time to Bath is approximately 45 minutes and the first service is at 6:45 in the morning and last service from Bath City Centre is at 19:40, therefore it provides a practicable travel option for commuting to Bath. Further, the Charlton Road bus stops provide wider choice of bus services. This road is served by a regular combined frequency of four buses per hour on the Wells – Radstock – Bath corridor from services 172, 173 & 174.
In terms of travel to Bristol, a direct bus service is available from the Charlton Road bus stops, which operates from 06:46 in the morning to 19:46 in the evening. The journey time to Bristol Bus station is approximately 75 minutes. Other options include changing bus services near Paulton, using service 171/172 and 376 Mendip Explorer to travel to Bristol. An alternative sustainable travel option includes linked bus-train journey vi Bath Spa station, which takes approximately 70 minutes. Overall, the site provides direct and frequent bus connections to Bath, Wells, Radstock, Shepton Mallet and accessibility of the site to Charlton Road bus stops, provide viable sustainable options to travel to other commuting destinations including Bristol.
Micromobility
There is a surge in the range and options of new personal electric vehicles globally and within UK. The ‘Inrix: Micromobility Potential in the US, UK and Germany’ report dated September 2019 explains that ‘Driving and public transportation have historically been the most popular ways to travel, but the explosion of micromobility technology has brought a wide variety of new options that could make urban mobility more efficient, accessible and convenient. The emergence of micromobility-as-a-service – defined as shared bikes, e-bikes and e-scooters – highlights both the consumer and commercial appeal’.
The Inrix study concludes that ‘micromobility faces a promising future by replacing short distance vehicle trips and providing currently underserved first- and last-mile solutions for public transit riders. The exceptionally high number of short duration trips found in all three countries highlights micromobility’s massive market potential. Their flexible networks enable dynamic management of transportation networks providing travellers with fast, efficient alternatives to driving’.
On June 30th, the Department for Transport gave the go-ahead for trials of battery-powered scooters that, until now, were banned on public roads and footpaths. The new legal framework governing the trials explains that vehicles will be limited to 15.5mph and will only be allowed on roads, cycle lanes and tracks, but not pavements.
From July 4th E-scooters trial have begun at various locations in England and pubic can hire e- scooters and ride around. The trials are scheduled to last 12 months and will be ‘closely monitored’ by the government to assess the benefits of e-scooters and their impact on public space. The Department for Transport is proposing to regulate e-scooters in the same way as electric bikes in the future.
Therefore, E-bikes and in a near future E-scooters will offer opportunities for sustainable travel to further afield destinations and can replace short-medium range car journeys. These will likely be suitable for urban / sub-urban or rural locations and will offer a viable alternative to private cars. Several other options of micromobility include Push Scooters, Electric Skateboard, Electric Moped Scooter, Hoverboard, Segway and electric bikes.
Recent Travel Trends
There is a growing evidence base demonstrating a shift in travel behaviour as a result of disruptive technological and societal changes, in particular amongst the younger generations for whom a significant part of future housing development demand applies, and that form the type of residents that the proposed development would be aimed at.
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Technical Note
There is widespread evidence demonstrating that there is less reliance on the car from younger generations, aspiration to socialise or work while travelling, high costs of car ownership and change in priorities of spend (car not being a status symbol) all leading to a consensus that future travel behaviour will lead to lower levels of private car use.
In a research paper entitled ‘All Change?’, Peter Brett Associates (now Stantec), working in collaboration with the Independent Transport Commission, states that despite a 9% increase in population, total personal car traffic has remained broadly constant between 2002 and 2014.
The paper identifies a number of game changers, including:
Big data;
Internet of things;
Connected vehicles;
The sharing economy; and
Mobility as a Service (MaaS).
In another report, ‘Young People’s Travel – What’s Changed and Why? Review and Analysis: Report to DfT (UWE, 2018)’, it is evidenced that as of 2014, only 29% of 17-20-year olds and 63% of 21-29-year olds held a driving licence, representing a 19% and 12% decrease respectively. Additionally, it is cited that ‘between 1995-99 and 2010-14 there was a 36% drop in the number of car driver trips per person made by people aged 17-29’.
Additionally, these decreases are linked to increases in ‘time spent at home’, more young people are living in urbanised areas with public transport having a ‘greater impact’ on commuting choice’, and increased enrolment in higher education which may delay when younger people choose to own a car.
Further, the report ‘A Time of Unprecedented Change in the Transport System, The Future of Mobility (Government Office for Science, January 2019)’, notes that ‘we are currently travelling less at an individual level’, with a greater shift away from use of the private car amongst young people linked in part to changing economic situations, choices of where people live, and a ‘greater openness to the sharing economy, which new technology will increasingly facilitate’.
These reports and other wider evidence suggest there is a shift towards sustainable modes of transport, away from private car, in particular for the young adults and a general decrease in the need to travel.
Additionally, Increased internet access allows people to work in more ‘agile’ ways, where ‘work’ is not a place you go to but more something you do. In another survey by ‘Raconteur’ in 2019, 75% of global employers said they were introducing flexible working to reduce commute times for the employees.
Emerging trends in Post-COVID 19
COVID-19 has inflicted an unparalleled shock to the global economy and, as a result, is having considerable, sustained impacts on how and why we travel. The Government’s Opinion and Lifestyle Survey, presented in the recent daily briefings, has shown an increase in home working from 12% last year to 39% last month. Further ‘COVID-19 Community Mobility Report’, published on 29th May 2020 showed that there have been 66% and 49% less visits to workplaces in BaNES and Somerset respectively during the lockdown.
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Technical Note
The lockdown has forced many people to work from home, some for the very first time. For individuals, they have experienced a working day without the long daily commute and the increased flexibility that comes with working from home. Whilst some may eagerly return to life as it was before, it is reasonable to expect that some will also continue to utilise technology to carry on working from home for the time and money it saves.
As businesses adapt then one of the few positive legacies of COVID-19 could be an increased proportion of workforce working from home (WFH) more often, saving money on travel and helping the environment.
Therefore, due to COVID-19 travel restrictions, significant numbers of people have been working from home and whilst the lockdown is beginning to be relaxed there is a long way before we reach pre-COVID normal, and it is likely that the ‘new normal’ will include a greater proportion of the active workforce working more flexible hours and or from home for more than one day a week with resultant benefits to the operation of local transport networks
Summary
2011 Census data shows that approximately 18% of car trips commute to Bath and 14% travel to Bristol. It should be noted that this is the most recent available Census data, however it is 9 years old.
Notwithstanding that, the site is in proximity to bus stops that are served by regular services to Bath, Wells and Radstock. Further proposals for the site include new bus stops located centrally in the site and subject to the agreement with bus operators, services 174,179 and 414 can be diverted through the site which will connect future residents to the employment destinations. Overall, site provides good opportunities to travel by bus to Bath and Bristol as an alternate to private cars.
Emerging trends in travel and transport, show reduced car ownership amongst young people and decrease in the total number of car trips in recent times.
There has been increased working from home, which has accelerated due to Covid-19 lockdown. It is anticipated that the trend towards people working more flexible hours and or working from home more regularly will be sustained post-Covid and will form part of ‘new normal’.
Further, new personal vehicles are gaining trend, in particular, global examples in use of e- scooters show promising opportunity to replace short to medium range trips. E-scooter hire trials have begun in many parts of the country and it is expected that use of private e-scooters will be legalised in near future.
It is therefore considered that new development, such as the site should not be assessed in traditional traffic growth forecast scenarios and instead should be designed to include wider transport interventions in order to encourage sustainable travel.
New developments need to designed with the community in mind, providing access to local amenities, work hubs and or high-quality facilities to work from home whilst maximising opportunities for travel by sustainable modes:
walk/cycle/e-bikes (e-scooters),
provision of car clubs,
by linked cycle-bus or bus-train trips.
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Technical Note
Any new development and its impact on the local road network should be considered in light of these changing travel trends. Section 5 described the impact of traffic on the local network and concluded that in a worst case scenario using historic trends and forecasting techniques the local network is predicted be able to accommodate housing growth including the development traffic, within the shoulders of the traditional 1 hour fixed AM and PM peak periods. It should be noted that the traffic impact assessment is based on a single scenario and resultant outcomes do not reflect other possible scenarios and outcomes reflecting trends and changes in travel behaviour and technology interventions.
7. Conclusions
The TA prepared for the site concludes that the transport impact of the proposed development could be mitigated and accommodated within the local transport networks. The site is not dependent on any major highway improvement works or infrastructure requirement. The council has allocated the site within the Mendip LPP2 Sites and Policies, Main Modifications (January 2020) and the councils own SA, objective SAO9 (transport sustainability) has rated the site ‘good’. This note further elaborates on site’s accessibility to local facilities and amenities. In addition, the site benefits from the improved walk-cycle connections along Silver Street in the vicinity of the site. Furthermore, the site proposals would include a set of measures that would encourage sustainable travel patterns. Site proposals demonstrate
Safe and suitable access to the site can be achieved for all people and modes;
The site provides vehicular route options to the future residents for traffic distribution on the local road network;
The site is a natural extension to the existing residential area and site proposals provide pedestrian / cycle connections to the existing and permitted sites to the north; and
The overall package of measures provide a permeable development, which will enhance cycle/ pedestrian and public transport accessibility within the wider surrounding area; and
the residual cumulative impacts of development are not considered severe.
Further, it is noted that BaNES and SCC raised no objections to the previous application which included three-form entry primary school along with residential development. Notwithstanding that, it is our considered view that, subject to securing the identified transport measures to support development in this location by way of an appropriate legal agreement, the development proposals are considered to be sustainable and acceptable on transportation and highways grounds.
DOCUMENT ISSUE RECORD Reviewed Approved Version Date Prepared Checked (Discipline Lead) (Project Director) v1.0 18.08.2020 NK PR - MW V2.0 19.08.2020 NK NK - MW V3.0 19.08.2020 NK NK - MW This report has been prepared by Stantec UK Limited (‘Stantec’) on behalf of its client to whom this report is addressed (‘Client’) in connection with the project described in this report and takes into account the Client's particular instructions and requirements. This report was prepared in accordance with the professional services appointment under which Stantec was appointed by its Client. This report is not intended for and should not be relied on by any third party (i.e. parties other than the Client). Stantec accepts no duty or responsibility (including in negligence) to any party
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SEE INSET 3 NOTES: 1. THE LAYOUT IS SUBJECT TO DETAILED DESIGN, CAPACITY EXISTING LOCATION OF TESTING, GROUND INVESTIGATIONS RESULTS & EARTHWORKS SPEED LIMIT CHANGE MODELLING, UTILITIES & SERVICES AND CONFIRMATION OF LAND OWNERSHIP;
2. THE DETAILED DESIGN LAYOUT WILL BE DESIGNED IN ACCORDANCE WITH ALL RELEVANT DESIGN GUIDANCE AND STANDARDS;
3. THE LAYOUT HAS BEEN BASED ON THE SURVEYED VEHICLE SPEED, AS SET OUT ABOVE;
4. THIS DRAWING SHOULD BE READ IN CONJUNCTION WITH ALL RELEVANT ASSOCIATED DOCUMENTS; AND
5. THE USE OF THE DRAWING DOES NOT ABSOLVE THE CLIENT FROM THEIR RESPONSIBILITIES IN REGARDS TO HEALTH & SAFETY AND CDM REGULATIONS.
6. PROVISION OF FOOTWAYS ONTO SILVER STREET ARE SUBJECT TO ONWARD CONNECTIONS AND SUBJECT TO REVIEW.
KEY:
HIGHWAY BOUNDARY DATA RECEIVED FROM BANES IN MARCH 2012, SCC IN JANUARY 2012 AND ADDITIONAL INFORMATION IN NOVEMBER 2014
4.5m x 160m VISIBILITY SPLAY IN ACCORDANCE WITH DMRB (FOR 60mph)
2.4m x 43m VISIBILITY SPLAY IN ACCORDANCE WITH MfS (FOR 30mph)
ILLUSTRATIVE SITE BOUNDARY
PROPOSED LOCATION OF SPEED LIMIT CHANGE
A SPEED LIMIT LOCATIONS ADDED 14.07.20 SEL NK NT
Mark Revision Date Drawn Chkd Appd
SCALING NOTE: Do not scale this drawing - any errors or omissions shall be reported to Stantec without delay. UTILITIES NOTE: The position of any existing public or private sewers, utility services, plant or apparatus shown on this drawing is believed to be correct, but no warranty to this is expressed or implied. Other such plant or apparatus may also SEE INSET 1 be present but not shown. The Contractor is therefore advised to undertake their own investigation where the presence of any existing sewers, services, plant or apparatus may affect their operations. Drawing Issue Status FOR PLANNING MIDSOMER NORTON A367 FOSSEWAY PROPOSED SITE ACCESS SEE INSET 1 Client WADDETON PARK LTD.
Date of 1st Issue Designed Drawn 01.06.20 JHo SEL stantec.com/uk SEE INSET 2 A3 Scale Checked Approved Copyright reserved The copyrights to all designs and drawings are the property of Stantec. 1:500 NK NK Reproduction or use for any purpose other than that authorised by Stantec is forbidden. Drawing Number Revision BRISTOL INSET 1 INSET 2 INSET 3 47493/5501/SK04 A Tel: 01173 327 840 user name: ledger, sarah File Location: z:\projects\47493 whitepost, midsomer norton\cad\brief 5501\sketches\47493-5501-sk04 eastern site access.dwg N
LOCAL CENTRE 2
KEY: Prim Sch Radstock Indicative Site Boundary LOCAL COL SHOPS Prim 3 Prim Sch Sch New Primary School POLICE Care Hom New Care Home
Prim Prim Sch Primary School Sch
Sec Sch LOCAL Secondary School SHOPS 2 COL College LOCAL Prim CENTRE Midsomer Sch Sch Prim 1 Specialist School (ages 3-19) Sch Doctors Surgery Norton Sec Pharmacy Sch Sch POLICE Prim Police Station Sch Community Centre Museum Hotel Sec Sch
Open Space/Recreation Ground LOCAL SHOPS Football Ground 4 LOCAL SHOPS Rugby Ground 1 Cricket Ground Prim Golf Course Sch Supermarket Care Prim Hom COL LOCAL CENTRE Sch 1 Local Centre 1 – Midsomer Norton High Street (Optician, Pharmacist, Florist, Bakers, Barber, Convenience Store, Clothes Shops, 3km
2km
Shoe Shop, Charity Shops, Bridal Store, Pet Store, Takeaways, Cafes, 800m 1km 400m Pubs, Dominoes Pizza, Car Sales MOT & Servicing, Sports & Camping Store, Computer Services, TV Repair Rental & Sales shop, Beds & Suites store, Kitchen & Appliances store, Argos, Lidl, Financial Services, Banks, Building Society, Estate Agents, Travel Agents)
LOCAL CENTRE 2 Local Centre 2 – Radstock Shops (Carers Centre, Library, Co-op Supermarket with post-office, Working Men's Club, Newsagents, Opticians, Estate Agents, Banks, Diner, Takeaways, Security Systems store, Hardware store, Photography store, Bike Shop, Butchers, Hairdressers, Charity Shops, Model Toy shop, Pharmacist)
LOCAL SHOPS 1 Local Shops 1 – Charlton Road Newsagents with off-license, 2 Paypoint and groceries
LOCAL SHOPS 2 Local Shops 2 – Elm Tree Pharmacy, Jones Convenience Store, LOCAL SHOPS 3 Hairdressers, Video/DVD Rental, Co-op Local
LOCAL SHOPS 3 Local Shops 3 – Cost Cutters
LOCAL SHOPSLOCAL SHOPS4 4 Local Shops 4 - Co-op Business Park Industrial Estate xx Walk/Cycle Radii from centre of Site
Issued White Post, Midsomer Norton Drawing: 47493/3.1 Waddeton Park Contains Ordnance Survey data © Crown Date: 05/06/20 Ltd copyright and database right 2020. Transport Assessment Drawn by: AA Site Facilities and Amenities Checked by: NK J:\47493 Whitepost, Midsomer Norton\Technical\Corel\Tech Note Figures N
Secondary XX School bus # Secondary School
New Care 179 Home 184 New Norton Hill Primary School XX BACKGROUND MAPPING bus #
3 MN3Existing junt
174 Proposed junt
Key: Indicative Site Boundary Residential Site (Beecham Palace) xx Reduced Speed Limits at Gateway Access Existing Key Roads Potential New Roads
xx Existing Bus Routes and Service Numbers Potential New Bus Routes Existing / Permitted Bus Stop Potential Bus Stop Existing / Permitted Walk and Cycle Connections Permitted Toucan Crossing
Key Junctions Permitted Care Home Junction on Silver Street Existing Junction Potential Vehicular / Bus / Walk-Cycle Access Potential Walk/Cycle Access Issued Land at Whitepost, Midsomer Norton Drawing: 47493/4.1 Waddeton Park Ltd Contains Ordnance Survey data © Crown Date: 18/08/20 copyright and database right 2020. Proposed Sustainable Transport Strategy Drawn by: AA Checked by: NK J:\47493 Whitepost, Midsomer Norton\Technical\Corel\Tech Note Figures N
MN2
MN1 MN3
MN1 - Land at Whitepost MN2 - Land at Underhill Lane MN3 - Land east of A367
Issued Land at Whitepost, Midsomer Norton Drawing: 46972/TN001/6.1 Waddeton Park Ltd Contains Ordnance Survey data © Crown Date: 03/02/20 copyright and database right 2020. Allocated Sites adjacent to Midsomer Norton within Mendip Local Plan Drawn by: AA Part II: Proposed Main Modifications Checked by: NK J:\47493 Whitepost, Midsomer Norton\Technical\Corel\Tech Note Figures