Sedgemoor District Local Plan

Review of the ‘Countryside around Settlements’ policy (CNE4)

October 2016

CONTENTS

1. Introduction

2. Context

3. Methodology

4. Assessment Results

a. East of Cannington, Cannington (Green Wedge)

b. West of Cannington, Cannington (Green Wedge)

c. East Brent ‘triangle’ and land west of A370, East Brent (Green Edge)

d. Land south of Church Street, Mark (Green Edge)

e. Land south of Combe Batch, Wedmore (Green Edge)

f. Land north of Manor Lane, Wedmore (Green Edge)

g. West of the Parrett, Bridgwater (Green Wedge)

h. Land between Whitegates roundabout and Bowline Close, Wembdon (Strategic Gap)

i. Land north and south of A39, Wembdon (Green Wedge and Strategic Gap)

j. The Meads, Bridgwater (Green Wedge)

k. East Bridgwater, Bridgwater (Green Edge)

l. River Parrett east of Bridgwater, Bridgwater (Green Wedge)

m. Land between North Petherton and Junction 24, North Petherton (Strategic Gap)

n. North of Silver Street, Cheddar (Green Edge)

o. South of Station Road, Brent Knoll (Green Edge)

p. Coast between Burnham and Brean, Berrow (Coastal Edge)

q. Land east of Burnham, Burnham-on-Sea (Green Edge)

5. Bibliography

1. Introduction

The Countryside around Settlements or ‘Green Wedge, Green Edge and Strategic Gap’ policy (CNE4) that was previously saved from the Local Plan 1991 – 2011 is the policy that is the subject of this review. The purpose of this review is to determine the appropriateness of this policy as there is no longer support from the National Planning Policy Framework to blanket designate large swathes of countryside adjacent to settlements.

The areas that had been identified as Green Wedges, Green Edges and Strategic Gaps do however form a key component of the districts Green Infrastructure, as identified in the Green Infrastructure Strategy (2011). This review seeks to assess whether the Green Wedges, Green Edges and Strategic Gaps continue to perform the functions that were set out in the original Local Plan 1991 – 2011 policy and whether they do form a key component of the district’s green infrastructure.

This is a technical report that assesses the physical characteristics of the sites, reviews the planning history of the sites and carries out an informal appraisal of the sensitivity of the landscape and visual receptors. The outcome of the assessment will result in the suggestion of changes to the existing boundaries of the sites, if applicable. The report will form part of the evidence base that will inform Local Plan policy during the current review of the Core Strategy.

The existing total land area of ‘Countryside around Settlements’ within Sedgemoor is approximately 1389.4 hectares, this equates to 2.45% of the total 56,790 hectare land area of Sedgemoor. Following this assessment process there have been some boundary changes proposed, these changes if accepted, will result in a total ‘Countryside around Settlements’ area of 1314.3 hectares or 2.31% of the total land area of Sedgemoor.

Each of the seventeen ‘Countryside around Settlements’ sites within Sedgemoor district (identified as policy CNE4 in the 1991 – 2011 Local Plan and saved in the Core Strategy 2006 - 2027) will be assessed as part of this report. There are four types of designation; Green Wedges, Green Edges, Coastal Edges and Strategic Gaps. The sites within Sedgemoor are:

1. East of Cannington, Cannington (Green Wedge) 2. West of Cannington, Cannington (Green Wedge) 3. East Brent ‘triangle’ and land west of A370, East Brent (Green Edge) 4. Land south of Church Street, Mark (Green Edge) 5. Land south of Combe Batch, Wedmore (Green Edge) 6. Land north of Manor Lane, Wedmore (Green Edge) 7. West of the Parrett between Bridgwater and Chilton Trinity, Bridgwater (Green Wedge) 8. Tract of land between Whitegates roundabout and Bowline Close, Wembdon (Strategic Gap) 9. Land north and south of A39, Wembdon (Green Wedge and Strategic Gap) 10. The Meads, Bridgwater (Green Wedge) 11. East Bridgwater, Bridgwater (Green Edge) 12. River Parrett east of Bridgwater, Bridgwater (Green Wedge) 13. Land between North Petherton and Junction 24, North Petherton (Strategic Gap) 14. North of Silver Street, Cheddar (Green Edge) 15. South of Station Road, Brent Knoll (Green Edge) 16. Coast between Burnham and Brean, Berrow (Coastal Edge) 17. Land east of Burnham, Burnham-on-Sea (Green Edge)

2. Context

National context

Whilst the National Planning Policy Framework and Guidance do not specifically support the retention of Green Wedges, they do support the creation and enhancement of green infrastructure, of which Green Wedges are a key component.

NPPF definition of green infrastructure:

“A network of multi-functional green space, urban and rural, which is capable of delivering a wide range of environmental and quality of life benefits for local communities.”

Paragraph 99 of the NPPF states that:

“When new development is brought forward in areas which are vulnerable (to climate change), care should be taken to ensure that risks can be managed through sustainable adaptation measures, including through the planning of green infrastructure.”

Paragraph 114 of the NPPF states that:

“Local planning authorities should set out a strategic approach in their Local Plans, planning positively for the creation, protection, enhancement and management of networks of biodiversity and green infrastructure.”

The NPPF also makes provision for communities to allocate land as Local Green Space. Sites that were nominated through the Core Strategy review consultation process have been assessed for their suitability as a Local Green Space (see the separate Local Green Space assessment report). Some of those sites that were promoted were part of existing Green Wedges. The purpose of the Green Wedge policy is distinctly different to the purpose of Local Green Space designations and so it is not appropriate to assess each Green Wedge/Strategic Gap as a potential Local Green Space allocation. Communities can identify Local Green Space sites through the Neighbourhood Planning process (introduced by the Localism Act).

The Planning Portal definition of a Green Wedge is:

“Green Wedges comprise the open areas around and between parts of settlements, which

maintain the distinction between the countryside and built up areas, prevent the coalescence

(merging) of adjacent places and can also provide recreational opportunities.”

The previous context set by cancelled Planning Policy Guidance Note 7: Countryside (superseded by PPS7: Sustainable Development in Rural Areas in 2004) was:

Local countryside designations

“Over the years local authorities have introduced a multiplicity of local countryside designations, such as Areas of Great Landscape Value. These local designations carry less weight than national designations, and development plans should not apply the same policies to them.

They may unduly restrict acceptable development and economic activity without identifying the particular features of the local countryside which need to be respected or enhanced. Local planning authorities should only maintain or extend local countryside designations where there is good reason to believe that normal planning policies cannot provide the necessary protection. They should state in their development plans what it is that requires extra protection and why. When they review their development plans, they should rigorously consider the function and justification of existing local countryside designations. They should ensure that they are soundly based on a formal assessment of the qualities of the countryside, or the contribution of sites such as "strategic gaps" or "green wedges" to urban form and urban areas.”

That context was then amended by Planning Policy Statement 7: Sustainable Development in Rural Areas (superseded by the NPPF in 2012), which stated:

The countryside around urban areas

“26. While the policies in PPG2 continue to apply in green belts, local planning authorities should ensure that planning policies in LDDs address the particular land use issues and opportunities to be found in the countryside around all urban areas, recognising its importance to those who live or work there, and also in providing the nearest and most accessible countryside to urban residents. Planning authorities should aim to secure environmental improvements and maximise a range of beneficial uses of this land, whilst reducing potential conflicts between neighbouring land uses. This should include improvement of public access (e.g. through support for country parks and community forests) and facilitating the provision of appropriate sport and recreation facilities.”

The Natural England definition of Green Infrastructure from their Green Infrastructure Guidance (2009) is:

“Green Infrastructure is a strategically planned and delivered network comprising the broadest range of high quality green spaces and other environmental features. It should be designed and managed as a multifunctional resource capable of delivering those ecological services and quality of life benefits required by the communities it serves and needed to underpin sustainability. Its design and management should also respect and enhance the character and distinctiveness of an area with regard to habitats and landscape types.

Green Infrastructure includes established green spaces and new sites and should thread through and surround the built environment and connect the urban area to its wider rural hinterland. Consequently it needs to be delivered at all spatial scales from sub-regional to local neighbourhood levels, accommodating both accessible natural green spaces within local communities and often much larger sites in the urban fringe and wider countryside.”

The context for Green infrastructure set by the TCPA and the Wildlife Trusts: Good Practice Guidance for Green Infrastructure and Biodiversity (2012) is:

“The objectives for the natural environment within the planning system are set out in the NPPF (in para. 109) and state that the ‘planning system should contribute to and enhance the natural and local environment by:

 protecting and enhancing valued landscapes, geological conservation interests and soils;

 recognising the wider benefits of ecosystem services;  minimising impacts on biodiversity and providing net gains in biodiversity where possible, contributing to the Government’s commitment to halt the overall decline in biodiversity, including by establishing coherent ecological networks that are more resilient to current and future pressures;

 preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of soil, air, water or noise pollution or land instability; and

 remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land, where appropriate.”

Local context

The Sedgemoor Local Plan 1991 – 2011 introduced the Countryside Around Settlements or ‘Green Wedge, Green Edge and Strategic gap’ policy (CNE4) and the policy was then saved as part of Sedgemoor’s Core Strategy 2006 – 2027. As part of the 5 year review of the Core Strategy it has been considered appropriate to review the function of each Green Wedge/Green Edge/Strategic Gap site to determine whether they continue to meet the objectives of the policy.

The sites identified as ‘Countryside around settlements’ also form a key component of the districts Green Infrastructure, as identified in the Green Infrastructure Strategy (2011).

The Sedgemoor Local Plan 1991 – 2011 identified the benefits that preserving countryside around settlements can offer:

 “it is the most accessible countryside for local people, providing opportunities for walking, nature watching and other activities which can be enjoyed without having to travel by car;

 it may have special significance as the setting for the settlement;

 it may contain hedgerows, trees and woodland which are important in helping to absorb the settlement into its surrounding landscape; conversely the absence of such features can be a major deficiency.”

 “a pattern of urban development which retains links with surrounding countryside, thereby has a positive, visible landscape context and enables townspeople to enjoy reasonable countryside access;

 approach routes and perceptions of a settlement;  preventing the coalescence of adjacent settlements, a function which in some instances may be better achieved if accompanied by appropriate land management measures, such as the creation of wetland habitats or the planting of trees rather than merely retaining an undeveloped gap;

 the need to protect and enhance significant views; and providing natural corridors and habitats for wildlife.”

The Core Strategy review ‘Scope and Approach’ consultation sought views on how future development should be distributed across the district. There are insufficient brownfield sites to accommodate the districts growth to 2032 and so it is inevitable that greenfield sites will need to be developed during the next plan period. Many of the greenfield sites that are being considered as strategic housing sites for Bridgwater are within the Green Wedge/Green Edge/Strategic Gap areas as there are few opportunities for growth adjacent to the existing urban area that are not identified as ‘Countryside around Settlements’.

The comments received in response to the consultation did not provide a definitive answer as to whether stakeholders would prefer to see development to continue being focussed in the larger towns or whether it would be better dispersed across the smaller towns and larger villages also. Focussed growth (and even reduced growth) at Bridgwater is likely to result in the whole or partial loss of some of the Green Wedge/Green Edge/Strategic Gap sites.

3. Methodology

This section sets out the methodology used for assessing each of the green wedges, green edges and strategic gaps and determining whether they still perform the functions as described by the original Local Plan policy.

As part of the methodology for this review any key components of green infrastructure contained within the ‘wedges, edges and gaps’ designations will be identified. Areas identified as key components of Green Infrastructure will be identified on the Local Plan online GIS constraints mapping. Where an area of the Green Wedge, Green Edge or Strategic Gap has been lost to development that is not compatible with the function of a green wedge, this area will be automatically excluded.

The sources of information used to undertake a desktop review of the Green Wedge/Green Edge and Strategic Gap sites, included:  Aerial photographs (Google maps);

 OS Maps;

 Sedgemoor District Council’s planning history database (Acolaid); and

 Sedgemoor District Council’s GIS constraints mapping.

The desktop review provided data for each of the sites on the existing baseline characteristics, such as:

 which parish(es) the site is in;

 topography;

 public rights of way;

 flood zones;

 areas of outstanding natural beauty;

 heritage assets;

 nature conservation sites;

 provision of Ecosystem Services;

 recreational uses;

 development boundaries;

 landscape character area;

 soil quality;

 recent planning history;

 current land uses; and

 land cover types.

Identifying the existing site constraints that are mapped for each Green Wedge, Green Edge and Strategic Gap provided a basis for understanding the characteristics and functions of the sites. The presence of physical constraints to development suggests that the Countryside around Settlements policy for managing development within that area may be irrelevant. The presence of public rights of way and other recreational land uses provides evidence for the recreational value of Green Wedges. The planning history search covered the period between 2004 (when the Local Plan 1991 – 2011 was adopted) and the present day (2016). The decision notices for planning applications that had been refused were also reviewed to gain an understanding of whether the value of the ‘Countryside around Settlements’ policy was being recognised.

The current land use for each site was determined through the use of aerial photography, OS mapping, site visits and land use changes identified in the planning history.

The next stage of assessment involved carrying out site visits of each Green Wedge to confirm land use, obtain photographs and to assess the main features of the site. Due to the size and limited accessibility of each site it was not possible to access the entirety of each site. However, the sites were accessed from a number of access points and photographs were taken to capture a wide range of views across each of the sites. The maps shown in section 4 identify the location of the existing Green Wedges/Green Edges/Strategic Gaps and they also show where each photograph (shown below each map) was taken and the direction of the viewpoint.

The presence or absence of the following main features was assessed on site:

 Visual amenity

o Significant views (into and from the site)

o Landscape elements (trees, hedges and buildings – describing the species types and material types if possible)

o Prominent and intrusive features

 Topography

o Drainage

o Geological features

o Landform

 Vegetation

o field patterns

o hedgerows

o tree, woodland and orchard cover

 Land Uses

o agricultural o residential

o commercial

o recreational

 Access and movement

o transport

 Ecology

o nature conservation value

o biodiversity

An appraisal of the sensitivity to change for specific landscape resources and visual receptors (i.e. the people whose view will be affected) for each site was carried out in accordance with the Guidelines for Landscape and Visual Impact Assessment – Third Edition (Landscape Institute, 2013) using the information gained during the site assessments and also from the Sedgemoor Landscape Assessment (2003). Appraising sensitivity is a combination of assessing the susceptibility of the landscape resource or visual receptor to change and assessing the perceived value of the landscape resource or visual receptor.

Section 4 sets out the results of the desktop review, the discussion on development proposals and significant changes and an appraisal of the landscape sensitivity for each site. Following on from the information gathering stage the data was analysed by the Planning Policy team to draw conclusions about how effectively each site fulfils the objectives of Policy CNE4.

Following the assessment and analysis of each Green Wedge/Green Edge/Strategic Gap site the boundaries have been amended (if necessary) to reflect the area of the Green Wedge that still fulfils the objectives of the Green Wedge policy (CNE4). Any changes to the boundaries are discussed in Section 4 of this report.

4. Assessments results

1. East of Cannington Site Ref: CNE001 Locality: Cannington Site Area: 5.4 Hectares

Planning History:

13/05/00032 REF residential development with community centre and access

13/14/00030 GTD 16 dwellings

13/15/00013 GTD LPD conversion of garage to living accommodation and erection of car port (partially within the green wedge)

13/14/00047 GTD replacement play area

13/14/00059 GTD NMA to 13/14/00047

13/15/00046 REF erection of bungalow and detached garage

13/16/00042 Not yet determined Creation of a temporary access

13/16/00041 Not yet determined NMA to 13/14/00030

Description of the Green Wedge from the Local Plan 1991 - 2011 “Open land in the vicinity of Cannington Brook makes an important contribution to the character of this historic settlement. In addition to the village green areas between the bridges at Brook Street warranting protection under the terms of Policy BE7, the brookside areas to the east and west merit recognition and protection as green wedges. Both are accessible by well-used public footpaths. The eastern wedge includes grassland, mature trees and the waterside setting of the historic Gurney Manor. The sound of water tumbling over the weir and the presence of ducks add to the charm of this area.”

Where is the Green Wedge?

This Green Wedge is located to the east of Cannington; it extends eastwards from the Brook Street amenity greenspace. The wedge follows the course of the Cannington Brook as far eastwards as the Gurney Manor Mill. The wedge is easily accessed by residents living in the centre of Cannington village and allows residents easy access to the wider countryside via a public right of way that traverses through the site.

The southern boundary of the wedge is defined by residential boundaries and the Cannington brook although there is a section that has no clear boundary that results in the exclusion of an area of scrub that could have had potential for inclusion within the wedge if it hadn’t been recently granted planning permission for a housing development.

The eastern boundary of the wedge is defined by a north-south running drainage ditch that forms a natural field boundary to the south of Gurney Manor Mill.

The northern boundary of the wedge is defined by the Gurney manor buildings, Gurney Street and the residential curtilages of properties on Schoolfields and Birch Close. The western boundary is defined by the main road through Cannington village (Brook Street) and the rear of the properties on the east side of the road. Whilst the existing boundary doesn’t match with the development boundary the gap between them appears to be a domestic garden and so no change is proposed.

The landform of the site is predominantly flat and low-lying.

What are the current land-uses, types of land-cover and main features of the Green Wedge?

The north-west corner of the wedge is occupied by a substantial children’s play area.

The south-west corner of the wedge is currently scrub-land although there has recently been planning approval for 16 dwellings in this part of the wedge and the adjoining scrub-land area. The diversion of the public right of way that passes through this section is a requirement of the planning permission.

The Cannington Brook runs through the middle of the wedge, separating the play area to the north from the public right of way in the south. The brook is lined by dense hedgerow and so there is no obvious relationship between the northern and southern sections of the wedge.

The public right of way crosses the Brook via a footbridge and extends into the agricultural land that forms the eastern half of the wedge. The agricultural land is currently used for grazing.

The children’s play area is recognised in Local Plan policy as an area of Formal Outdoor Space. The Cannington Brook is recognised within the Accessible Natural Greenspace analysis as meeting the standard set by Natural England and so it is important that access to the Brook is retained for recreational use.

What are the planning constraints? The green wedge is almost entirely within flood zone 3 (with the exception of a small area of land in the north-east corner of the wedge which is within the lower risk Flood zone 1), although the level 1 Strategic Flood Risk Assessment for Sedgemoor published in October 2015 shows that only the land to the north of the brook is functional floodplain (Flood Zone 3b).

The soil quality of the whole of the wedge is classified as Grade 3 Agricultural Land.

The Cannington Brook is identified as a County Wildlife Site with legally protected species.

There are no Scheduled Monuments, Registered Battlefields or Conservation Areas within the Green Wedge area.

Only the eastern tip of the wedge is within a landscape character area, the Levels and Moors (Levels) landscape character area.

Significant changes and proposals

Since the adoption of the Local Plan in 2004 there has only been one major planning application granted within the green wedge, for 16 dwellings. The only other approvals have been for a replacement play area and a lawful development certificate for the proposed change of use of a garage to residential accommodation and the erection of a car port.

Two planning proposals have been refused: 1. a residential development with community centre and access; and 2. the erection of a detached bungalow with detached garage.

The reason for refusal of the detached bungalow was given as: “The proposal is for a new dwelling outside of any defined settlement boundary without any justification and therefore is not in accordance with Policies S1 and P6 of The Sedgemoor District Core Strategy.”

The reasons for refusal of the residential development with community centre were given as: “This application is for a community facility, where it has not been demonstrated that there are no other sites available, for affordable housing, for which no housing needs survey has been carried out, and open market housing, which is not subject to rural exception policies.”, “The site forms part of the Cannington Green Wedge as identified in the adopted local plan, makes an important contribution to the character of this historic settlement and is accessible by well used public footpaths.”, “The formation of an access, together with the introduction of conflicting traffic movements onto Main Road, such as would be generated by the proposed development would be prejudicial to road safety and would also result in a multiplicity of accesses onto Main Road, which would be likely to increase the risk of hazards and inconvenience to all road users.” and “The proposed access to Main Road does not incorporate the necessary visibility splays which are essential in the interests of highway safety.”.

Appraisal of the sensitivity of the landscape and visual receptors

The internal views of the south-western quarter of the site are shortened by the boundary treatments, the space is enclosed by fencing, tall trees and buildings and the scrub vegetation provides little visual amenity. The eastern side of the wedge provides longer views along the brook and out across agricultural fields. This area of the brook is an important amenity for local residents and visitors but does not have district-wide significance. The Sedgemoor Landscape Assessment describes the sensitivity of The Levels landscape as low because “the opportunity for screening of new low level development as viewed from other areas of low elevation means that capacity for development in the levels is often higher than in many other areas of the District”.

Conclusions

The principle of a green wedge designation in this area should be partly maintained. The wedge meets some of the objectives of the original policy such as; maintaining a pattern of urban development which retains links with surrounding countryside and providing natural corridors and habitats for wildlife.

There are no additional areas proposed for this wedge but it is proposed that the area that has been granted planning permission for 16 dwellings is excluded from the site.

Figure 1: Green Wedge CNE001 East of Cannington (with site visit photo locations identified) KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

5

3 4

2 1

CNE001 Site Visit photos

Location 1 – looking East Location 4 – looking North-West Location 3 – looking South-West Location 2 – looking East

Location 5 – looking South-East

2. West of Cannington

Site Ref: CNE002 Locality: Cannington Site Area: 3.5 Ha

Planning History: None

Description of the Green Wedge from the Local Plan 1991 - 2011

“Open land in the vicinity of Cannington Brook makes an important contribution to the character of this historic settlement. In addition to the village green areas between the bridges at Brook Street warranting protection under the terms of Policy BE7, the brookside areas to the east and west merit recognition and protection as green wedges. Both are accessible by well-used public footpaths. The eastern wedge includes grassland, mature trees and the waterside setting of the historic Gurney Manor. The sound of water tumbling over the weir and the presence of ducks add to the charm of this area.”

Where is the Green Wedge?

This Green Wedge is located to the west of Cannington; it extends westwards from the rear of 44 Brook Street. The wedge encompasses the fields between Denman’s Farm to the south and the Cannington Brook to the north, and extends as far westwards as the development line of Mill Close and as far southwards as the footbridge across the substantial drain to the south-west of Denman’s Farm.

The wedge is easily accessed by residents living in the centre of Cannington village and allows residents easy access to the wider countryside via a public right of way that traverses through the site.

The southern boundary of the wedge is defined by the field boundary (extending from Denman’s farmyard to the footbridge across the aforementioned drain), the farm buildings and Denman’s Lane.

The eastern boundary of the wedge is defined by the Cannington development boundary, however, the proposed revisions to the development boundary do alter the position of the boundary slightly. The green wedge boundary should be amended to match the development boundary.

The northern boundary of the wedge is defined by the southern bank of the Cannington Brook and the development boundary is defined by the north bank of the Cannington Brook, the brook is excluded from the development boundary and from the green wedge designation. The western boundary is simply a straight line between the end of the building line at Mill Close and the drain to the south of the wedge. The wedge is screened from the A39 that is sited approximately 200m from the southern boundary of the wedge and so the wedge does not form part of an approach route for the village or prevent the coalescence of two settlements. It is recommended that the boundary is amended to encompass the route of the brook as this is a significant element of green infrastructure and provides a long and attractive viewpoint out from the village, this extension would have the benefit of retaining the rural perception of Cannington from an important holiday route. Preserving the rural characteristics of our villages is important for attracting visitors to the area and supporting our valuable tourism industry.

What are the current land-uses, types of land-cover and main features of the Green Wedge? The whole of the green wedge is agricultural grazing land. The field boundaries are hedgerows and drains. The only recreational use of the site is a walking route along the public right of way that forms a triangle within the western part of the site and extends out in to the wider countryside to the west and extends in to the urban area to the north. The footpaths are part of a public right of way network that provides a sufficiently continuous and rural path that qualifies it as an Accessible Natural Greenspace site.

The wedge provides ecosystem services in the form of flood attenuation and food production as well as the cooling effect provided by tree cover and vegetation.

What are the planning constraints?

The northern edge of the wedge is functional floodplain (EA flood zone 3b), the remainder of the site is in low risk flood zone 1.

The brook, although excluded from the wedge, is a County wildlife Site with legally protected species.

The agricultural land classification of the site is grade 3.

Only the western half of the site is within a Landscape Character Area, the landscape is characterised as Lowland Hills – Stockland Hills.

Significant changes and proposals

There have been no planning applications affecting the site since the adoption of the Local Plan 1991 – 2011 in 2004. However, the wedge forms part of a larger site that has been promoted for a housing development of approximately 126 dwellings, the site was accepted as an opportunity site outside of the development boundary by the 2015 Strategic Housing Land Availability assessment. However, when site allocations were assessed through the Sustainability Appraisal of the Core Strategy review it was considered that “The site is not in a prominent location but will be forced in to a contrived form separated from the main urban area due to the flood zone, land ownership and park and ride constraints”.

Appraisal of the sensitivity of the landscape and visual receptors

The wedge on the west side of Cannington provides wider and more open views than the wedge on the east side. The view from the public footpath looks out along the course of the brook in to the Stockland Hills landscape character area. The Sedgemoor landscape assessment notes that copses and hedgerows are important landscape elements and that the area is visible from an important holiday route and should therefore be regarded as sensitive to change.

Conclusions

The principle of a green wedge designation in this area should be maintained and extended. The designation meets some of the objectives of the original policy, such as maintaining a pattern of urban development which retains links with surrounding countryside, retaining approach routes and perceptions of a settlement and providing natural corridors and habitats for wildlife. It is recommended that the designation is extended to fully encompass the setting of the brook.

Figure 2: Green Wedge CNE002 West of Cannington (with site visit photo locations identified)

1 KEY

Existing Green wedge

Proposed boundary additions 2 Proposed boundary exclusions

Photo location and direction

Approximate site boundary of opportunity SHLAA sites (not allocated in the Local Plan) CNE002 Site Visit photos

Location 1 – looking South-West Location 1 – looking South-East

Location 2 – looking North-West

3. East Brent ‘triangle’ and land west of A370

Site Ref: CNE003 Locality: East Brent Site Area: 4.0 Ha Planning History: None

Description of the Green Edge from the Local Plan 1991 - 2011

“Fields adjacent to the A370 at East Brent provide an important sense of openness which allows travellers on the main road to pass almost imperceptibly through the village. The open fields allow the village to maintain a strong visual relationship with the local landmark feature of Brent Knoll and provide an attractive setting for the war memorial.”

Where is the Green Edge?

The East Brent Green Edge consists of two fields that extend southwards from the central cross- roads within the village, flanking each side of the A370. The northern boundary of both land parcels is defined by the Brent Road. The western boundary of the edge is loosely defined by the development boundary but should be amended to better reflect this transition. The southern boundaries of both of the land parcels are defined by the hedgerow that forms the field boundaries and the eastern boundary is defined by the Old Bristol Road up to the junction with the Brent Road.

Whilst the edge does not prevent the coalescence of two settlements it does provide an important buffer between the busy A370 and the urban area, allowing the settlement to be absorbed in to the surrounding countryside.

The field to the west of the A370 provides a vantage point from which views of the Brent Knoll (a significant landscape feature within the district) can be enjoyed. The Local Plan 1991 – 2011 description of the green edge suggests that the field to the east of the A370 provides an attractive setting for the war memorial. However, the tall and dense hedgerow and the southern point of the field provides a barrier between the war memorial and the field which restricts the ability to observe the two areas within one setting.

Topographically the site is flat and low-lying and is sited at the base of the visually intrusive Brent Knoll.

What are the current land-uses, types of land-cover and main features of the Green Edge?

There are no existing recreational uses of the Green Edge, the south-east corner of the western land parcel is within an area of Accessible Natural Greenspace deficiency. The sites do not contain a public right of way route and so do not provide access to the wider countryside.

The site offers basic ecosystem services, such as water cycling, air quality regulation and food production (assumed). The sites do not contain any mapped components of the green infrastructure network. However, as agricultural land the site does perform green infrastructure functions (such as climate change adaptation, enhancing landscape character and providing essential life-support services).The green edge designation is the only planning policy tool that recognises the importance of retaining these functions as an important contribution to the setting and character of the village of East Brent.

The two fields are currently in agricultural use, aerial photography and the site visit suggests that the fields are used for grazing rather than arable crops although there were no grazing animals at the time of the site visit.

What are the planning constraints?

The Green Edge is within Flood Zone 3a.

There are no Nature Conservation designations or components of the Ecological Network within the Green Edge.

There are no scheduled monuments, registered battlefields or conservation areas within the Green Edge.

The land has been given a grade 3 Agricultural Land Classification, only grades 1, 2 and 3a are considered to be the ‘best and most versatile’ agricultural land.

The green edge is outside of the development boundary.

The green edge is wholly within the Levels and Moors (Levels) landscape character area.

Significant changes and proposals

There has been no planning history for the Green Edge since 2004.

The land parcels have not been promoted for development through the 2015 Strategic Housing Land Availability Assessment. The site was promoted for consideration as a Local Green Space by a number of respondees to the Core Strategy review stage 1 consultation. Unfortunately the responses were not accompanied by sufficient evidence to be able to support this designation.

Appraisal of the sensitivity of the landscape and visual receptors

The landscape resource within the Green Edge consists of trees, hedgerows and open countryside. Whilst the loss of these resources isn’t necessarily significant the greatest effect will be on the visual amenity of residents, visitors and travellers on the A370 as they currently enjoy long views of Brent Knoll across the fields that comprise the Green Edge. The A370 to Weston-Super-Mare is an important holiday route and the Brent Knoll is a significant feature of the local landscape that is susceptible to inappropriate development, the combination of these two facts increases the sensitivity to change for this designation.

Conclusions

The principle of a Green Edge designation in this location should be maintained as it meets some of the objectives of the original policy, such as retaining the approach route and perception of the settlement and protecting significant views. It is not recommended that any land should be added to or excluded from the existing boundary.

Figure 3: Green Wedge CNE003 East Brent ‘triangle’ and land west of A370 (with site visit photo locations identified) 1 2

3

KEY

4 Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

CNE003 Site Visit photos

Location 3 – looking South-East Location 2 – looking South-West Location 1 – looking South

Location 4 – looking North Location 4 – looking North 4. Land south of Church Street

Site Ref: CNE004 Locality: Mark Site Area: 3.5 Ha Planning History None

Description of the Green Edge from the Local Plan 1991 - 2011

“The approach to Mark village from Mark Causeway (B3139) has a natural vista which focuses on the church tower. This view opens out across the fields as the road turns at Abbotts Causeway, where a roadside amenity area with seating offers the opportunity for local people and visitors to pause and enjoy the attractive scene. The tranquil view across open fields to the church is the primary focus, with farmhouse and traditional outbuildings as important additional features. The rhyne in the foreground and grazing meadows often have ducks, swans, sheep or cattle adding interest to the scene. The availability of these attractive views is dependent upon the fields remaining undeveloped and the long-term protection of this policy is therefore necessary. The area should remain in agricultural use.”

Where is the Green Edge?

The Green Edge is located in the south-west corner of the village, between Mark Causeway and the core area of Mark. The northern boundary of the Edge is defined by Church Street, the eastern boundary is defined by the residential curtilages of properties to the south of Church street. The southern boundary is defined by the drain located to the south of the sewage works and the western boundary is defined by the B3139. The boundary matches the development boundary on the eastern side but not on the north and western sides. The B3139 and Church Street are excluded from the development boundary and from the green edge although it is not proposed that this should be amended.

As noted in the Local Plan 1991 – 2011 description of the green edge, the open fields provide an attractive view of the village, with a focus on the church tower, as local people and visitors approach the village from the west. This edge does not perform the function of preventing coalescence.

Topographically the site is flat and low-lying and is sited within the Levels and Moors – Clay Moors Landscape Character Area.

The site offers basic ecosystem services, such as water cycling, air quality regulation and food production. Whilst the grazing field isn’t recognised as a specific component of the Green Infrastructure network it does perform green infrastructure functions (such as climate change adaptation, enhancing landscape character and providing essential life-support services).The green edge designation is the only planning policy tool that recognises the importance of retaining these functions as an important contribution to the setting and character of the village of Mark.

What are the current land-uses, types of land-cover and main features of the Green Edge?

The majority of the edge is grazing land, a drain separates the south-eastern corner from the rest of the site and a sewage treatment works occupies the south-eastern most corner of the area. There are no public rights of way across the site although the area can be viewed from two of the boundary edges as they are accessible by roadside footpaths/verges.

The western edge of the Edge is occupied by the ‘Jubilee Green’, an area of amenity space between the B3139 and the Mark Yeo. The Jubilee Green contains 7 maturing trees, grass areas and seating and is an important area for local residents as it provides a pleasant open space to enjoy the views over the open fields. The Jubilee Green and the adjacent Mark Yeo river are recognised as components of the Green Infrastructure network and will therefore be protected by emerging Local Plan Green Infrastructure policy D20a, they both provide natural corridors and habitats for wildlife.

There are no other recreational uses of the site and a small section on the east side of the edge (along with a number of dwellings in the Churchlands area) are in an area of Accessible Natural Greenspace deficiency.

What are the planning constraints?

The Green Edge at Mark is largely within functional floodplain (EA Flood Zone 3b) except for a small area of land in the north-east corner of the Edge which is in lower risk EA Flood Zone 1.

There are no nature conservation designations or components of the ecological network within the Edge.

There are no scheduled monuments, registered battlefields or conservation areas within the edge.

The grazing field is classified as Agricultural Land Classification Grade 3.

The edge is outside of but adjacent to the development boundary.

Significant changes and proposals

There have been no planning applications affecting the edge since 2004.

None of the land within the Edge area had been submitted for consideration in the 2015 Strategic Housing Land Availability Assessment. Appraisal of the sensitivity of the landscape and visual receptors

The visual receptors of this designation are the residents of Mark and those who travel through the village on the B3139, an important route connecting Burnham-on-Sea & Highbridge to Wedmore and Wells. Whilst the landscape elements within the designation are not especially prominent or special the retention of the space as open countryside provides long unobstructed views out across the Levels and Moors – Clay Moors landscape which is an important landscape feature for Sedgemoor. Development in this area wouldn’t necessarily have a negative effect on the Levels and Moors – Clay Moors landscape as development could be effectively screened. However, the landscape is flat and low-lying and so the view of it from existing vantage points within Mark will be susceptible to loss from even low level development.

Conclusions

The principle of a Green Edge designation in this location should be maintained, the sites meets some of the original objectives such as maintaining a pattern of urban development which retains links with surrounding countryside, retaining approach routes, protecting significant views and providing natural corridors and habitats for wildlife. It is not proposed to make any amendments to the existing site boundary.

Figure 4: Green Wedge CNE004 Land south of Church Street (with site visit photo locations identified)

3 2

KEY 4 Existing Green wedge

Proposed boundary additions 1

Proposed boundary exclusions

Photo location and direction

CNE004 Site Visit photos

Location 2 – looking South-West Location 3 – looking South Location 2 – looking South-West

Location 1 – looking North-West Location 4 – looking East 5. Land south of Combe Batch

Site Ref: CNE005 Locality: Wedmore Site Area: 7.3 Ha Planning History

50/06/00095 GTD erection of dwelling (partially with green wedge)

50/07/00030 GTD change of use and conversion of public house to dwelling, skittle alley to dwelling and first floor extension to existing self-contained flat (partially within green wedge)

50/10/00059 GTD renewal of 50/07/00030 (partially within green wedge)

50/13/00056 REF renewal of 50/10/00059 (partially within green wedge)

Description of the Green Edge from the Local Plan 1991 - 2011

“The pastures on the north-facing slopes below Mudgley Road / Mill Lane are crossed by public footpaths which provide attractive views across the Cheddar Valley to the Mendip Hills. These pastures and the well-treed gardens and orchards rising behind the properties on Combe Batch (B3139) are clearly visible from the footpaths on Lascot Hill or when approaching Wedmore from Cheddar on the B3151. Built development on these slopes would be unduly prominent and detrimental to the village’s rural setting.”

Where is the Green Edge? This Edge flanks the south-east edge of the village of Wedmore, a village and parish situated in the east of Sedgemoor District. The northern and western boundaries of the edge are defined by the Wedmore development boundary, although the Green Edge boundary may need to be amended to reflect the proposed revisions to the development boundary along the northern boundary. The southern boundary is defined by Mudgley Road, part of Mutton Lane and the rear boundary of the residential curtilages of properties north of Mill Lane. The eastern boundary is defined by the hedgerow that forms the field boundary for the field situated between the properties on Mill Lane and those of the B3139 Wells Road.

The edge supports a pattern of urban development which retains links with the countryside because it is directly accessible from the main route through the centre of the village.

The Edge is situated on a steep north-east facing slope which provides an excellent vantage point from which the Mendip Hills Area of Outstanding Natural Beauty can be viewed across the Levels and Moors – Clay Moors landscape character area.. What are the current land-uses, types of land-cover and main features of the Green Edge?

The only recreational use of the edge is as a walking route, there are five public rights of way crossing through the site and then extending out into the wider countryside. The network of footpaths that they are a part of is sufficient in continuous length and naturalness to qualify as a component of the Accessible Natural Greenspace provision within Sedgemoor and will also be recognised as a Green Corridor on the emerging Local Plan Policies map (Policy D20a).

The remainder of the site consists of an orchard and grazing land and so the site offers basic ecosystem services, such as water cycling, air quality regulation and food production. Whilst the grazing field isn’t recognised as a specific component of the Green Infrastructure network it does perform green infrastructure functions (such as climate change adaptation, enhancing landscape character and providing essential life-support services).The green edge designation is the only planning policy tool that recognises the importance of retaining these functions as an important contribution to the setting and character of the village of Wedmore.

What are the planning constraints?

The site is in low risk flood zone 1 although the steepness of the site may well contribute to flooding in lower grounds due to run-off.

There are no nature conservation sites or components of the ecological network within the boundary of the Edge.

A small area of the Wedmore Conservation Area is within the Green Edge (to the rear of Pound Cottage and Penny House) and the remainder of the conservation area stretching eastwards from these properties is adjacent to the northern boundary of the Edge. There are no scheduled monuments or registered battlefields within the Green Edge.

The whole site is classified as Agricultural Land Classification Grade 3.

The whole site is outside of the Wedmore Development Boundary.

The site is largely within the Lowland Hills – Isle of Wedmore Landscape Character Area.

Significant changes and proposals

There have been two development proposals approved within the Green Edge area since 2004. A new dwelling on an infill plot was approved in 2006 and the change of use and conversion of the New Inn Public House to a dwelling was approved initially in 2007 and then by a renewal application in 2010, however a subsequent renewal application submitted in 2013 was refused based upon an insufficient level of evidence to prove that the public house business was unviable. Appraisal of the sensitivity of the landscape and visual receptors

The Sedgemoor Landscape Assessment (2003) notes the village of Wedmore “has little visual impact on views from the Cheddar/Wells corridor, due to its location in the fold of the hills and the richness of tree cover. However, this Green Edge designation is on the more visible higher flanks of the hill, and so would be much more sensitive to development impacts. The views out from the green edge extend out as far as the Mendip Hills Area of Outstanding Natural Beauty, a valuable landscape feature, the loss of these views would be significant to local residents and walkers.

Conclusions

The principle of retaining this Green Edge designation should be maintained. The site meets some of the objectives of the original policy, such as maintaining a pattern of urban development which retains links with surrounding countryside and protecting significant views. There are no recommendations for amending the existing site boundary.

Figure 5: Green Wedge CNE005 Land south of Combe Batch (with site visit photo locations identified)

1

4 KEY

Existing Green wedge

Proposed boundary 3 additions 2

Proposed boundary exclusions

Photo location and direction

CNE005 Site Visit photos

Location 4 – looking East Location 3 – looking North Location 2 – looking North

Location 1 – looking North-East Location 1 – looking East Location 4 – looking West 6. Land north of Manor Lane

Site Ref: CNE006 Locality: Wedmore Site Area: 17 Ha Planning History

50/14/00090 GTD single storey side extension

50/07/00053 GTD change of use of land from agricultural to be included within garden curtilage.

Description of the Green Edge from the Local Plan 1991 - 2011

“The green fields and woodlands on the south facing slopes of Lascot Hill make an important contribution to the setting and character of the village. The area provides a very attractive backdrop to views of the church and historic village centre. It is also traversed by public footpaths which are important for local countryside access and offer open views down onto the village.”

Where is the Green Edge?

The Green Edge is situated to the north of the village between Lascot Hill and Cheddar Road. The area is on a steep south-east facing slope that frames the view from the village. There is only one building, a detached dwelling, within the Edge area. The east boundary of the Edge is defined by the Cheddar Road, the northern boundary is defined by the boundary of the Lascot Hill woodland, the western boundary is defined by the Lascot Hill road and the southern boundary is defined by the rear boundary of the residential curtilages of the dwellings to the north of Manor Lane. There are no obvious areas where it would be advantageous to amend the boundary of the Green Edge.

What are the current land-uses, types of land-cover and main features of the Green Edge?

The majority of the Edge is used as grazing land, there were cattle grazing the slopes at the time of the site visit. A substantial area of the Edge is covered by woodland, which will also be identified as a component of the existing green infrastructure network (Policy D20a) on the emerging Local Plan policies map.

There are two public rights of way crossing through the site and a permissive route through the woodland area but there are no other recreational uses of the site.

The grazing land offers basic ecosystem services, such as water cycling, air quality regulation and food production.

What are the planning constraints?

The site is within lower risk EA Flood Zone 1 although the steep slope may contribute to localised surface water flooding due to an increased rate of run-off.

Lascot Wood is valued as a County Wildlife site, a priority habitat and as a Broadleaved woodland stepping stone component of the ecological network. The woodland is also protected by a Tree Preservation Order.

There are no scheduled monuments, registered battlefields or conservation areas within the Edge.

The Edge is classified as Agricultural Land Classification Grade 3.

The site is outside of the Wedmore development boundary.

The site is within the Lowland Hills – Isle of Wedmore landscape character area.

Significant changes and proposals

There have been no significant planning proposals within the Edge since 2004. Two minor applications have been granted approval, one for a single storey residential extension and the other for the inclusion of agricultural land within the residential curtilage of the only property within the Edge.

None of the site has been submitted for consideration by the 2015 Strategic Housing Land Availability Assessment.

Appraisal of the sensitivity of the landscape and visual receptors

The Sedgemoor Landscape Assessment (2003) notes the village of Wedmore “has little visual impact on views from the Cheddar/Wells corridor, due to its location in the fold of the hills and the richness of tree cover. However, this Green Edge designation is on the more visible higher flanks of the hill, and so would be much more sensitive to development impacts. The views out from the green edge extend out as far as the Mendip Hills Area of Outstanding Natural Beauty, a valuable landscape feature, the loss of these views would be significant to local residents and walkers.

Conclusions

The principle of retaining this Green Edge designation should be maintained. The site meets some of the objectives of the original policy, such as maintaining a pattern of urban development which retains links with surrounding countryside, provides natural corridors and habitats for wildlife and protecting significant views. There are no recommendations for amending the existing site boundary. Figure 6: Green Wedge CNE006 Land north of Manor Lane (with site visit photo locations identified)

1 5 KEY 3 Existing Green wedge

4 Proposed boundary additions

Proposed boundary 2 exclusions

Photo location and direction

CNE006 Site Visit photos

Location 4 – looking North Location 3 – looking East Location 4 – looking East

Location 2 – looking North Location 5 – looking North Location 1 – looking North-West 7. West of the Parrett between Bridgwater and Chilton Trinity Site Ref: CNE007 Locality: Bridgwater Site Area: 130.6 Ha Planning History: 20/03/00014 GTD erection of two timber cabins for holiday use in connection with fishing lake 20/04/00001 REF business, trade, builders, soil, construction and householder non putrificable waste and transfer store 20/04/00002 GTD erection of two poly-tunnels 20/04/00018 GTD erection of single storey side extension 20/05/00005 GTD erection of four timber cabins for holiday use in connection with fishing lake 20/05/00008 GTD erection of dwelling for the use of in connection with fish farming business, to replace mobile home 20/05/00011 GTD erection of hatchery, barn and toilets 20/05/00013 GTD erection of agricultural building to house livestock, agricultural machinery and hay, formation of access 20/06/00007 GTD erection of site managers dwelling (alternative scheme) 20/07/00008 GTD erection of seven timber holiday cabins, earthworks in connection with landscaping, alterations to lake shape and formation of roadways and parking 20/08/00010 Raise no objection construction of an enclosure to house sludge thickening unit within sewage treatment works 20/09/00002 REF erection of reception/facilities building 20/09/00009 GTD erection of reception/facilities building 20/10/00010 GTD erection of 67 dwellings and 14 commercial units, formation of footpath/cycle path, parking and landscaping. 20/12/00002 GTD erection of conservatory to NW elevation 20/12/00003 Allowed on appeal erection of holiday chalet 20/13/00003 REF erection of holiday chalet 20/14/00002 GTD erection of agricultural building 20/14/00003 REF erection of agricultural building 20/14/00005 GTD erection of 58 dwellings and building to form 14 commercial units 20/15/00001 GTD change of use of agricultural building to the storage of building materials, plant and equipment for a temporary period of three years 20/15/00002 GTD retention of three non-illuminated signs and five flag poles 20/15/00006 GTD erection of 7 dwellings (instead of previously proposed commercial units) (NMA = 20/16/00001) Description of the Green Wedge from the Local Plan 1991 - 2011

“A continuous public footpath route exists on the west bank of the River Parrett all the way from Bridgwater to Combwich and beyond. The existing right of way on the east bank is discontinuous, but there are proposals to extend a cycle route along the top of the flood bank as part of a long- distance coast-to-coast recreational route.

Despite the presence of industrial and other built up development in Bridgwater and the impending development of land at Express Park, the river corridor offers a very significant opportunity for interesting walks and contact with nature. Saltlands Community Woodland and a network of footpaths in the Chilton Trinity area through a mosaic of farmland and ponds (former brick clay pits) which are now fishing lakes and nature reserves provide a range of recreational opportunities.

Development at Chilton Trinity is not proposed in this Plan, but it is nevertheless important to establish this green wedge as part of the strategic framework of long-term restraint around Bridgwater.”

Where is the Green Wedge?

This Green Wedge is located to the north of Bridgwater, it extends northwards from the Homberg Way bridge over the Parrett and fills the expanse of land between the west bank of the River Parrett, the village of Chilton Trinity and the Lower Lakes Holiday Park to the north. It provides a buffer between the industrial area sited along the A38 to the North of the town and the wider country side to the North West of the town along the banks of the River Parrett.

The wedge extends in to the centre of Bridgwater which allows residents easy access to the wider countryside via the extensive network of footpaths that traverse the site and follow the banks of the River Parrett, a public right of way which forms part of the South West Coastal Path.

The eastern boundary of the green wedge is defined by the River Parrett, however the boundary line neither follows the mean high water mark on the east bank or the east bank footpath but rather it sits somewhere in between and so there could be some benefit in amending the boundary so that it follows the proposed amendment to the development boundary. The existing development boundary follows the mean high water mark but the proposed development boundary is located close to the built-up area. Amending the green wedge boundary to follow the proposed development boundary would allow the whole of the east bank (in this area) to be situated within the green wedge designation rather than within the development boundary. The northern boundary of the green wedge does not appear to follow any clearly defined route, it crosses the River Parrett at the ‘funnel lands’ and then sweeps in a curve through the fields to the junction of Chinehorn Drove and Straight Drove.

The eastern boundary of the green wedge follows the western edge of Straight Drove and Chilton Road and then diverts eastwards along a public footpath immediately south of ‘Quantock View’ and then follows the hedgerow southwards until it meets the Homberg Way bridge over the Parrett. The field to the north of Chilton Park has been excluded from the green wedge. There could be some benefit in including this field within the green wedge area, the green wedge boundary would then align with the development boundary and continue northwards along the Chilton Road. This approach wouldn’t automatically preclude any development proposals in this field but it would require developers to design their proposal in such a way that the integrity of the green wedge would not be lost. It is important to note that currently the area is not being promoted for development through the most recent Strategic Housing Land Availability Assessment.

What are the current land-uses, types of land-cover and main features of the Green Wedge?

The majority of the land within the green wedge is grazing land although there are also a variety of other land uses that have been accepted as compatible with the green wedge designation. The north-western corner of the wedge is occupied by the Lower Lakes holiday lodges and Trinity Lakes fishery. The southern part of the site is partially occupied by a sewage treatment works and a household waste disposal centre.

At the time of original designation in the Local Plan 1991 – 2011 there was a small housing development and row of farm cottages to the south of Squares Road that were within the green wedge area. In 2015 approval was granted for the construction of 58 dwellings (with an additional 7 approved in 2016) on land to the north of Squares Road. The green wedge boundary should be amended to exclude the newly constructed housing development and the original housing development to the south of Squares Road as the housing is not consistent with the purpose of the green wedge designation. The land allocated as public open space within the development should remain as part of the green wedge.

What are the planning constraints?

The green wedge is largely within flood zone 3, although the level 1 Strategic Flood Risk Assessment for Sedgemoor published in October 2015 shows that only a small area of land immediately adjacent to the River Parrett channel is functional floodplain (Flood Zone 3b). There are two fields within the green wedge area (either side of the sewage works) that are not within the flood zone. The highest quality Agricultural Land Classifications within the site is grade 3a.

The majority of the wedge to the north-west of the track situated to the north-west of the sewage works is designated as a nature conservation area. The ponds (former brick pits) and saltmarsh are classified as County Wildlife Sites and much of the agricultural land is classified as Priority habitat (coastal and floodplain grazing marsh) which is important for a number of internationally important bird species in relation to the nearby internationally designated Severn Estuary and Bridgwater Bay. There are two broad-leaved woodland stepping stones (components of the ecological network) within the green wedge.

There are no Scheduled Monuments, Registered Battlefields or Conservation Areas within the Green Wedge area.

There are no formal recreation spaces within the green wedge although there is a network of footpaths that allow access to nature and a large area of fishing lakes. There will also be a new cycle path being delivered in relation to the new housing development at Chilton Brickworks.

The Wedge is within the Levels & Moos – Levels landscape character area.

Significant changes and proposals

There have been 23 planning applications affecting the green wedge since the Local Plan was published in 2004. Only four of these applications were refused (and three were then subsequently approved) but none were refused on the grounds that the area was designated as a Green Wedge. The majority of approvals were for minor developments that were compatible with the purpose of the green wedge. The only significant approval was for a development of 58 and 7 houses (where previously 68 had been approved) at the Chilton Trinity Brickworks.

A site to the east of the Chilton Brickworks development site was submitted for consideration within the 2015 update of the Strategic Housing Land Availability Assessment. The site was rejected due to its position outside of the development boundary and issues with flood risk. If the site were to progress at a later stage there is potential for the development to completely sever the green wedge.

The strategic flood defence solution for Bridgwater is the erection of a tidal barrier on the River Parrett. The Environment Agency are currently (Sept 2016) consulting on the possible locations for the barrier, four of the five location options are within this green wedge area, although as an essential infrastructure project the barrier would be compatible with the Green Wedge designation if it were to be constructed within this area.

Appraisal of the sensitivity of the landscape and visual receptors

The River Parrett Trail passes through the Wedge and connects on to the West Somerset Coast path, the trail is part of a significant long distance walking route within the South West of England that holds important heritage value for Bridgwater and is also a valuable tourism asset. The visual receptors who would be affected by the loss of this landscape will be the residents of Bridgwater, as the principle town in Sedgemoor this means a large proportion of the districts residents would be affected. The flat characteristic of the levels landscape means that the landscape resource would be susceptible to being adversely affected by development. In combination these factors mean that this Green Wedge has a fairly high sensitivity to development.

Conclusions The principle of a Green Wedge designation in this area should be partially maintained, the designation partially meets the objectives of the original green wedge policy in that it maintains a pattern of urban development which retains links with surrounding countryside, it retains an approach route, it protects the view from a nationally important walking route and it provides natural corridors and habitats for wildlife.

It is proposed that the area of land to the east of Chilton Trinity that has recently become a housing development should be excluded from the boundary. Whilst this site intrudes into the Green Wedge it does not result in the loss of integrity of the Green Wedge.

The additional site that has been promoted, between the development site and the river, would result in the almost total severance of the Wedge if it is allowed to be developed without consideration of the proposed amended Green Wedge policy.

Figure 7: Green Wedge CNE007 West of the Parrett between Bridgwater and Chilton Trinity (with site visit photo locations identified)

9 8

7 5 6 4 3

KEY 2 Existing Green wedge

Proposed boundary additions

Proposed boundary 1 exclusions

Photo location and direction

CNE007 Site Visit photos

Location 1 – Looking East Location 1 – Looking South Location 2 – Looking North

Location 3 – Looking West Location 4 – Looking North-West Location 5 – Looking South-West

Location 6 – Looking North-east Location 7 – Looking North

Location 8 – Looking North Location 9 – Looking South 8. Tract of land between Whitegates roundabout and Bowline Close Site Ref: CNE008 Locality: Wembdon Site Area: 27.8 Ha Planning History

51/12/00014 GTD erection of village hall and greenkeepers store, formation of 3 junior football pitches, 2 cricket pitches, vehicular/pedestrian access from Homberg Way and associated car and coach parking facilities, erection of eleven dwellings, demolition of side attached garage at 1 Florence Court and formation of access

51/14/00028 GTD NMA to 51/12/00014

51/15/00011 GTD NMA to 51/12/00014

51/15/00025 GTD NMA to 51/12/00014

Description of the Strategic Gap from the Local Plan 1991 - 2011

“Being situated only one and a quarter miles from the centre of Bridgwater, Wembdon is effectively a suburb of the Town, but with its own separate identity and character. Frontage development on Wembdon Road has a very brief gap at Whitegate Field, an area of open land owned by the District Council, but the settlements have almost coalesced.

Several public footpaths cross the area, all of which are locally important and one is part of the long distance “River Parrett Trail”. The Whitegate Field is not only crossed by a public footpath but is also available for informal recreational use. Wembdon Playing Field is another area of public open space in this tract of land.

Other land in this area is also now the subject of public open space, proposals (see Proposal RLT4) but small areas such as at Orchard Lane are more suited to being tree planting areas. Tree planting along the edge of the Northern Distributor Road would significantly reinforce the landscape value of this strategic gap, particularly in views from the vicinity of Wembdon Common and the Church.

A long-standing road proposal, the “Bridgwater Northern Distributor Road”, and associated housing development on the north west outskirts of Bridgwater will further impact on the area between Wembdon and Bridgwater. The “Development Guide” for this scheme, adopted in 1982, clearly showed an intention to retain a “green wedge” separating the two settlements.

That “green wedge” concept has subsequently been eroded by the allocation of an additional area of land for development in order to ensure completion of the road scheme, but the need to keep a strategic gap between the settlements remains an important objective in planning for development in this area.”

Where is the Strategic Gap?

This Strategic Gap is located to the north west of Bridgwater; it extends northwards from the Whitegates roundabout (the junction between the Quantock Road and the Homberg Way) and forms the gap between the town of Bridgwater and the village of Wembdon up as far as the Reedmoor rhyne to the north of the village. It provides a buffer between the urban area of Bridgwater and the village of Wembdon.

The gap is situated on the edge of the town of Bridgwater and allows residents easy access to the wider countryside via public rights of way that traverse through the site. There are also smaller areas within the ‘gap’ that allow for shorter circular walks closer to home.

The southern section of the strategic gap has been severed by the Homberg Way and the boundary here is defined by the relatively new residential developments in this area. The strategic gap then progresses along the northern side of the Homberg Way, following a narrow section of semi-natural greenspace and crosses over Wembdon Rise.

The boundary of the central section of the strategic gap is defined by the Homberg Way (northern distributor road) and Wembdon’s development boundary up until Church Road. The strategic gap boundary excludes Wembdon Common and the green to the south of St George’s Church, to protect the amenity value of these spaces it is recommended that the boundary is amended to include them within the Strategic Gap designation.

The strategic gap then extends out in to the wider countryside through the gap between St George’s Church and Florence Court. The northern boundary of the strategic gap does not appear to follow any clearly defined route, it extends as far northwards as the Reedmoor rhyne.

What are the current land-uses, types of land-cover and main features of the Strategic Gap?

The majority of the land within the north of the strategic gap is agricultural land and two of the fields contain large ponds. There is a commercial property within the ‘gap’, a car repair workshop situated to the south-east of St George’s Church.

The central section of the gap is occupied by a recreation ground and play area. The area adjacent to the recreation ground has been allocated as Recreational Open Space for a number of years. In 2013 planning permission was granted for the erection of a village hall and greenkeepers store and the formation of 3 junior football pitches and 2 cricket pitches which, when constructed, will fulfil the purpose of the allocation. The proposal also includes car parking and vehicular access within the strategic gap although these serve the recreation facility. The accompanying dwellings that were included as part of the development proposal are sited outside of the strategic gap.

The land that forms the southern section of the gap is used for informal recreation, the area is recognised in Local Plan policy as an area of Informal Outdoor Space and is also recognised within the Accessible Natural Greenspace analysis as meeting the standard set by Natural England and so it is important that this area of greenspace is retained for recreational use.

What are the planning constraints?

The strategic gap is largely within flood zone 3, although the level 1 Strategic Flood Risk Assessment for Sedgemoor published in October 2015 shows that none of the land is functional floodplain (Flood Zone 3b). The two smaller areas of informal recreation space either side of the Homberg way at the south of the gap are within the zone least likely to flood, Flood Zone 1.

The highest quality Agricultural Land Classifications within the site is grade 2, although is just a small area of the gap that is currently in agricultural use. The majority of the gap is Grade 3.

There are no nature conservation areas within the strategic gap although a large part of the site is recognised as a priority habitat. The area identified as coastal and floodplain grazing marsh was recognised in relation to the Sedgemoor Biodiversity Action Plan, however, the local-level BAP’s have been superseded by country-level lists of priority species and habitats. Coastal and Floodplain grazing marsh is still recognised as a priority habitat on the country-level priority species and habitats list, the habitat is important for a number of internationally important bird species in relation to the nearby internationally designated Severn Estuary and Bridgwater Bay.

There are no Scheduled Monuments, Registered Battlefields or Conservation Areas within the Strategic Gap area.

The southern half of the site (enclosed within the urban area) is used for informal and formal recreation space. The area will be recognised on the new Local Plan policy map as Public Recreational Outdoor Space (Policy D22a). There are also a number of public rights of way that allow access to nature.

The ‘gap’ is between two development boundaries, the one for Bridgwater and the one for Wembdon village.

The northern section of the ‘gap’ is within the Levels & Moors – Levels landscape character area.

Significant changes and proposals

Since the adoption of the Local Plan in 2004 there has only been one planning applications affecting the strategic gap and three non-material minor amendment applications in association with that permission. The application approved in 2013 was for the erection of a village hall and greenkeepers store, formation of 3 junior football pitches, 2 cricket pitches, vehicular/pedestrian access from Homberg Way and associated car and coach parking facilities, erection of eleven dwellings, demolition of side attached garage at 1 Florence Court and formation of access.

Eight sites within (or partly within) the strategic gap were considered within the 2015 update of the Strategic Housing Land Availability Assessment. All of the sites were rejected, except for one which is proposed to provide a yield of approximately 25 dwellings and is adjacent to the site that has been given approval for 11 dwellings. One of the sites, owned by Sedgemoor District Council, was rejected because it is a well-used public open space that is not available for development. The other six sites were rejected due to various site constraints such as Flood Risk, heritage assets, isolation from the urban area, landscape impacts and restricted access.

Appraisal of the sensitivity of the landscape and visual receptors

The majority of the Wedge is a narrow strip of land with little heritage and ecological value that is enclosed by the urban area and with only short vistas, however, the significance of the area as a recreational space and an area of land that separates the village of Wembdon from the urban area of Bridgwater is high for local residents. The small site area and the flat Levels landscape means that the area would be susceptible to negative impacts from development although the site is ‘only’ of local significance and so the sensitivity to change could be regarded as medium-high compared to those sites that protect ‘significant’ views.

Conclusions

The principle of a Strategic Gap designation in this area should be maintained, the designation partially meets the objectives of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside, it retains an approach route and perception of two settlements and it provides natural corridors and habitats for wildlife.

There are no proposed areas of exclusion, there is however one area that is proposed to be added to the Gap. This is part of Wembdon Common, the area of land between St Georges Church and the playing field.

The area of land to the north-east of the playing fields has been promoted for housing, and identified as an opportunity site by the SHLAA. If there was a justified need for the proposal in the future then it would be important to ensure the layout design maintained the integrity of the Gap.

Figure 8: Green Wedge CNE008 Tract of land between Whitegates roundabout and Bowline Close (with site visit photo locations identified)

2 1

KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary 6 exclusions

Photo location and direction

Approximate site boundary of opportunity SHLAA 3 sites (not Allocated 5 in the Local Plan) 4

CNE008 Site Visit photos

Location 4 – looking North-East Location 3 – looking North-East Location 2 – looking West

Location 1 – looking South-West Location 5 – looking North-East Location 6 – looking North (photo taken 22nd Sept 2016)

9. Land north and south of A39 Site Ref: CNE009 Locality: Wembdon Site Area: 41.6 Ha Planning History:

51/10/00007 GTD display of one internally illuminated free standing double sided display unit

51/10/00022 REF residential development (400-450 dwellings), public open space, allotments, playing fields, car park for St Georges Primary School, associated roads and footpaths (the masterplan shows that the part of the site that was within the Green Wedge would have been partially open space and so less than 2Ha of the green wedge would have been lost to development).

23/10/00004 Raise No Objection to the County Reg 3 application outline planning application for the construction of school buildings (with associated areas of hardstanding, sports pitches, artificial turf pitch, multi-use games area, engineering and landscaping works) plus associated road improvements.. (the main development area is outside of the green wedge but the proposed access road, play area and habitat areas are within the green wedge area). Permission has lapsed.

51/11/00020 GTD retention of use of land to site a portacabin and portaloo to be used to continue business of garage/shop/filling station, while repairs to fire damaged building are carried out.

51/13/00011 REF retention of change of use from barn to restaurant, toilet block to be over- clad, parking, alterations to access and formation of highway visibility splay.

51/15/00001 REF redevelopment of petrol filling station including demolition of existing shop, workshop, forecourt and canopy and removal of underground tanks, erection of sales building, forecourt, canopy, car wash and installation of new underground fuel tanks.

Description of the Green Wedge/Strategic gap from the Local Plan 1991 - 2011

“Development of part of Whitegate Field in conjunction with construction of the Bridgwater Northern Distributor Road has compromised the continuity of a potential green wedge/strategic gap separating Wembdon and Bridgwater.

Nevertheless the retention of open land in this area remains an important planning objective.

Quantock Road (A39) enters/exits the Bridgwater urban area within the shallow folds of a ridge and valley landscape. Quantock Road cemetery marks the western edge of Bridgwater on this route, beyond which lies farmland. The area is expected to remain in agricultural use and its hedgerows and trees retained. A public footpath crosses the area and can be part of local walk circuits using footpaths and country lanes.”

Where is the Green wedge?

This Green Wedge and Strategic Gap is located to the west of Bridgwater at the intersection between the parishes of Bridgwater, Wembdon and Durleigh. In combination with the nearby Strategic gap (CNE008) and the connecting green infrastructure the Wedge performs important functions in maintaining a link with the wider countryside, providing a rural perception of the town for residents and visitors approaching from the west and preventing the coalescence of Bridgwater, Wembdon and Durleigh.

The eastern and southern boundaries are defined by the Bridgwater and Wembdon development boundaries. The western boundary is defined by Skimmerton Lane and the northern boundary is defined by a field boundary that extends westwards from the urban area and the curtilage of Greenway Farm.

What are the current land-uses, types of land-cover and main features of the Green Wedge?

The majority of the site is open countryside and farmland although the south-east corner of the Wedge is occupied by the cemetery, there are a handful of residential properties on the west edge of the site and there is a petrol station business towards the north of the Wedge between Skimmerton Lane and Quantock Road.

The public right of way that crosses through the site, the cemetery and the adjacent amenity greenspace will be recognised on the emerging Local Plan policies map as components of the Green Infrastructure network. The public rights of way and the amenity greenspace act as accessible green corridors that provide access to the local countryside from the urban area.

The only recreational uses of the site are from the public rights of way which provide walking routes that enable the enjoyment of the local countryside for urban residents. However, the public right of way isn’t well connected to the wider countryside by a network of paths and there are no other qualifying accessible natural greenspaces within 300m of the western half of the sites and so it does not meet the Accessible Natural Greenspace Standards.

The arable farmland offers basic ecosystem services, such as water cycling, air quality regulation and food production.

What are the planning constraints? The area is in low risk EA Flood Zone 1, although the considerable gradient of the site may contribute to localised surface water flooding due to an increased rate of run-off.

An area of land to the south-west of Greenway Farm has been designated as a stepping stone component of the local ecological network. There are no other nature conservation designations within the boundary of the Green Wedge.

There are no scheduled monuments, conservation areas or registered battlefields within or adjacent to the boundary of the area although the site is within an area of high archaeological potential.

The Agricultural Land Classification of the site is mostly Grades 3a, 3b and 2. The loss of soil of Grades 3a (Good) and 2 (Very Good) would result in the loss of some of the best and most versatile agricultural land in the district.

The Green Wedge is outside of the Bridgwater and Wembdon development boundaries.

The Green Wedge is within the Lowland Hills – Quantock Foothills landscape character area.

Significant changes and proposals

Only two planning proposals have been granted by Sedgemoor District Council since 2004, one for illuminated signage and one for the temporary siting of a Portacabin. In addition to this Somerset County Council approved the Outline permission for a secondary school adjacent to the area which Sedgemoor did not object to although this permission has now lapsed. There have also been three proposals that were refused planning permission since 2004.

In 2011 an outline proposal for 400 – 450 dwellings was refused and the appeal (recovered for the Secretary of State’s determination) was also dismissed. The primary reason given for refusal was that there was no justification for the early release of the site (in accordance with the emerging Core Strategy), although, the decision notice does also acknowledge the important function of the Green wedge in this area when it states: “It is considered that the development of this land as proposed would have an adverse impact on the character of the landscape and surrounding area by virtue of the undue sprawl detracting from the natural environment”. The Secretary of State agreed with the inspector’s recommendation that the appeal be dismissed based on the fact that early release of the greenfield site was not necessary.

In 2013 proposals for the retention of change of use from a barn to a restaurant and associated developments at Greenway Farm were refused on the grounds of highway safety concerns. In 2015 proposals to redevelop the petrol filling station were also refused on the grounds of highway safety concerns.

A substantial area of the Wedge was submitted for consideration through the 2015 Strategic Housing Land Availability Assessment. As part of the Core Strategy 5 year review process the Council consulted on the option of allocating a scheme in the emerging Local Plan that could deliver 1200 new homes in this area, the allocation is likely to form part of the draft Local Plan 2011 - 2032.

Appraisal of the sensitivity of the landscape and visual receptors

The Sedgemoor Landscape Assessment (2003) describes the Quantock Foothills as being important for developing the setting for the Quantock AONB. This Green Wedge is located within the fringe area of the Quantock Foothills landscape but any encroachment by insensitive development will have a negative impact on the highly valuable and susceptible AONB landscape. Whilst the Wedge could be highly sensitive to inappropriate development its location in the fringes of the Foothills and directly adjoining the urban area of Bridgwater reduces its sensitivity to development that is appropriately landscaped.

Conclusions The principle of a Green Wedge designation in this area should be partially maintained, the designation meets the objectives of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside, and it retains an approach route and provides habitats for wildlife.

This area is under considerable pressure for development due to the Council’s need to meet the Objectively Assessed Housing Need for Bridgwater and the fact that this site is at lower flood risk than other sites that can deliver housing on this scale. It is recommended that the land allocated for housing is excluded from the Green Wedge boundary. However, the site allocation policy will require developers to deliver comprehensive green infrastructure within the site that retains links with the green infrastructure within the existing urban area. It is suggested that the remaining green wedge is extended to the north and south to form a stronger green edge to the town of Bridgwater.

Figure 9: Green Wedge CNE009 land north and south of A39 (with site visit photo locations identified)

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Existing Green wedge 2 1 Proposed boundary 3 additions

Proposed boundary Cemetery to be 4 exclusions identified as Green Infrastructure rather Photo location and than Green Wedge direction

Local Plan Housing Site Allocation

CNE009 Site Visit photos

Location 2 – looking South Location 1 – looking South-East

Location 1 – looking North-East Location 3 – looking North-East

Location 4 – looking North (photo taken 22/09/16) Location 5 – looking South-East (photo taken 22/09/16) 10. The Meads Site Ref: CNE010 Locality: Bridgwater Site Area: 166.2 Ha Planning History:

23/04/00001 Raise No Objection to a County Matter application. construction of underground sewage transfer pumping station with an above ground small kiosk to house control equipment.

23/05/00015 GTD change of use and conversion of cow shed to two holiday cottages and three office suites, formation of car parking on site of dutch barn (to be demolished)

23/06/00002 Formal application not required. erection of hay barn/silage pit. Formal application not required.

23/06/00006 GTD erection of single storey extension to south elevation of clubhouse

23/06/00009 GTD installation of dormer windows to side and rear elevations

23/11/00005 GTD retention of converted barn used as holiday accommodation

23/11/00010 GTD change of use of two agricultural buildings to three industrial units (use class B1) and parking

08/12/00143 GTD erection of 120 dwellings, garages, formation of access and landscaping

23/12/00004 GTD change of use of land from agricultural to agricultural/ecological park

23/12/00009 GTD retention of use of units for general industrial use (use class B1 & B2)

08/13/00124 GTD reinstatement of pitched roof, refurbishments and alterations to existing ancillary accommodation

08/13/00213 GTD erection of two detached dwellings, two detached double garages and formation of access thereto

23/13/00011 REF (appeal dismissed) use of units 1 – 4 for general industrial use (use class B1) and continued use of units 17 & 18 (use class B1 & B2)

08/14/00044 application to vary condition 2, schedule A, of planning permission 08/12/00143 to incorporate substitute drawings and to vary condition 23 to substitute drawing 2183/P02 rev G GTD

08/14/00106 GTD erection of two detached dwellings, two detached garages and formation of access thereto

08/14/00141 GTD erection of 3 bedroom bungalow within the gardens of Haygrove Cottage, relocation of carport and creation of new access

08/15/00026 GTD application for non-material minor amendment to planning permission 08/12/00143 to revise finished floor levels for all garages and minor amendments to road layout at southern end of site

08/15/00053 GTD erection of single storey extension to side (SW) elevation

08/15/00187 GTD relocation of garage for plot 2

08/16/00031 GTD erection of a 3 bed bungalow (revised scheme)

Description of the Green Wedge from the Local Plan 1991 - 2011

“Expansion of Bridgwater in a westerly and south-westerly direction along the Durleigh ridge and at Hamp has left the intervening low-lying pastures of The Meads completely free from development. The area is crossed by several public footpaths which are easily accessible by local residents. The pastoral landscape with drainage ditches and willow trees so characteristic of the Somerset Levels and Moors reaches close into the heart of the Town and can be particularly appreciated from the Hamp footpath/cycle route and the canal. A particularly significant attribute of this green wedge is that users of the canal and its towpath (which is well-used by local people and is also part of the “River Parrett Trail”) can enjoy a superb view across the meadows towards the Quantock Hills.

Real countryside can be appreciated from this location less than half a mile from the Town Centre.

The defined green wedge is generally limited to the low-lying land but also includes fields on the flanks of the Durleigh ridge which are a significant element in the view from the canal and land in the vicinity of the Enmore Road/Durleigh Road junction where there is a clear and important interface between town and surrounding countryside. Land within the green wedge is expected to remain in agricultural use.

Management which reinforces the area’s Somerset Levels and Moors landscape and nature conservation attributes should be encouraged (see also Sedgemoor Biodiversity Action Plan).”

Where is the Green Wedge?

This green wedge occupies the land to the west of Bridgwater between the canal and the Durleigh Reservoir, it broadly follows the course of the Hamp brook. The wedge is effective in bringing the countryside in to the centre of the urban area and provides accessible natural greenspace for urban residents. The east side of the wedge, closest to Bridgwater, is flat and low-lying it then slopes gently upwards towards the west. Until recently the only buildings within the wedge were those that formed the small village of Durleigh near to the reservoir. However, there has been a recent approval for 120 dwellings within the wedge which are currently under construction. The southern boundary of the wedge is defined by the Hamp Brook. The western edge isn’t defined by any clear boundaries; the line is drawn between Little Meadow on Rhode Lane and West Bower Cottage on West Bower Lane but it curves to avoid Durleigh Hill but to partially include Durleigh Reservoir. The northern edge is defined by the rear boundary of the curtilage of the properties on Durleigh Road, it then follows the course of the Durleigh Brook until Haygrove Farm where it turns northwards and re-joins the Bridgwater development boundary. Although, it is within this area that the permission for 120 dwellings had been approved, it is therefore recommended that the green wedge boundary is amended to exclude this area and to continue following the course of the Durleigh Brook instead. The Green Wedge includes the recreational area known as St Matthews Field and the adjoining allotments. The eastern edge of the Wedge is defined by Albert Street, Penrose School and the Taunton and Bridgwater Canal.

This Green Wedge doesn’t form an important approach route in to the town as the view towards the wedge from the Durleigh Road, a minor approach route, is obscured by the existing housing. It does however provide a significant view out from Bridgwater towards the Quantock Hills, a view that is important to the setting of Bridgwater and should be preserved.

What are the current land-uses, types of land-cover and main features of the Green Wedge?

The north-east corner of the Wedge is an area of public open space known as St Matthew’s Field that is well used for local events, including the annual Bridgwater fair, dog walking and outdoor sports. There are also Allotment Gardens adjoining the site and both the field and the allotments will be recognised as components of the Green Infrastructure network and the existing Open Space, Sport and Recreation provision on the emerging Local Plan policies map.

The majority of the eastern half of the site is designated as an Ecological park. This scheme was promoted through the Sedgemoor Green Infrastructure strategy and is listed on the CIL Regulation 123 list as priority green infrastructure. The enhancement of this area as an accessible natural greenspace is important mitigation for the recreational impact designated conservation areas that has arisen from the high rate of growth within the district.

The remainder of the area, up until Durleigh village, is grazing land and then the land-use is mostly residential. The Wedge includes part of the Durleigh Reservoir, which is also used for sailing and angling, and the Wessex Water water-treatment works.

The Wedge includes two brooks, the Durleigh Brook and the Hamp Brook as well as a number of public rights of way which provide access out to the wider countryside and in to the Quantock Hills Area of Outstanding Natural Beauty. What are the planning constraints?

The land between the two brooks, narrowing towards the reservoir, is functional floodplain (EA Flood Zone 3b). The areas directly to the north and south of the Wedge are in low risk EA flood zone 1. These areas present opportunities for the future expansion of Bridgwater residential areas, in areas that are at low risk of flooding, a key priority for the Council and for sustainable development. It is proposed however that these areas are included within the Green Wedge boundary, not as a restriction to development but to guide the design of any future development proposals to ensure that strong green infrastructure links are retained between the existing urban area and the countryside.

Land to the north of the Durleigh reservoir has been identified as a Core area of heath and Acid Grassland in the Somerset Ecological Network. The Durleigh reservoir itself is designated as a County Wildlife Site and it is surrounded by lowland meadows that are recognised as a priority habitat.

The strip of land flanked by two drains, known as Witches Walk, that crosses west to east through the middle of The Meads is also designated as a County Wildlife Site; it is described as an aquatic habitat supporting important riparian species.

There are no scheduled monuments, registered battlefields or conservation areas within the Green Wedge boundary.

The soil quality within the wedge has been given a range of grades as part of the Agricultural Land Classification, ranging from 1 to 4 and so a large part of the area does contain some of the best and most versatile agricultural land.

The wedge is outside of the development boundary although it is proposed that the green wedge boundary should match the development boundary to be consistent with the approach taken for other green wedge boundaries and to ensure that future development proposals do not prevent existing urban residents from accessing this important area of natural greenspace.

The east half of the wedge is within the Levels and Moors – Levels landscape character area but as the site rises up towards the Quantock in the west it becomes part of the lowland Hills – Quantock Foothills landscape character area.

Significant Proposals and changes

This Green Wedge, given its location within the vicinity of the large town of Bridgwater, has been under considerable pressure from development since 2004. The majority of approvals have been for minor developments such as change of use to holiday accommodation, single storey extensions, individual detached dwellings, change of use to industrial units and the installation of pitched roofs and dormer windows.

There was also an approval for essential infrastructure, a sewage transfer pumping station.

Only one application has been refused since 2004, an application for the retention of the use of industrial units at Durleigh Farm industrial estate. The decision was appealed but the appeal was also dismissed. The reason for refusal and dismissal were given as: “To allow the use of the units for unrestricted hours would unacceptably impact upon the level of amenity that nearby residents could reasonably expect in and around their homes and as such the proposal is contrary to policy D16 of the Core Strategy”. The Green Wedge designation was not a determining factor.

The most significant planning approval within the Green Wedge area was for 120 dwellings, approved in December 2013. In April 2014 there was also an approval for 186 dwellings on land adjacent to the Green Wedge (and adjoining the site with approval for 120 dwellings). The proposal granted in 2014 included a Landscape Masterplan which showed a substantial area of landscaped greenspace to the south of the developed area which included public rights of way, planting and attenuation ponds. It is proposed that this area of land will be incorporated within the green wedge boundary; it has been proposed that the development boundary is revised to include the approved dwellings but exclude this landscaped area. More importantly however the Landscape Masterplan shows a tree-lined avenue connecting the landscaped space to the original urban area. Whilst this is a modest green infrastructure link it does provide a corridor for nature and residents to connect with the wider countryside from the urban area. In due course this feature should be included on the Green Infrastructure network policies map as a Green Corridor.

The proposal granted approval in 2013 also provides an area of amenity greenspace to the south of the development (which joins the one proposed by the 2014 approval). The amenity greenspace includes children’s play space, orchards, ponds and planting and the area should also be included within the green wedge boundary. This site also provides some modest green infrastructure connectivity between the existing urban area and the green wedge, in the form of hedgerows and trees lining the Haygrove Farm Lane and estate roads.

Three areas of the Green Wedge have been submitted for consideration by the 2015 Strategic Housing Land Availability Assessment, some parts of the areas proposed for inclusion within the Green wedge boundary have also been submitted for consideration by the 2015 SHLAA. Only the sites on the northern edge of the boundary were considered to be opportunity sites.

Appraisal of the sensitivity of the landscape and visual receptors

The biodiversity and visual amenity provided by The Meads, recognised by its designation as an Ecopark, and its importance in developing the setting of the Quantock Hills AONB means that this area is a valuable landscape resource that, being adjoined to the principle town, is enjoyed by a significant portion of Sedgemoor’s population. The flat and low lying land within the Green Wedge is part of the levels landscape which means that it is susceptible to being negatively impacted by insensitive and poorly screened development. The combination of these facts results in a moderately sensitive landscape.

Conclusions

The principle of a Green Wedge designation in this area should be maintained, the designation partially meets the objectives of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside, it protects a significant view and it provides natural corridors and habitats for wildlife.

Whilst the Ecopark part of the wedge is also identified as a component of the green Infrastructure network (Policy D20a) it is not considered necessary at this stage to remove the Ecopark area from the Green Wedge designation, the land use is compatible and the policies are complementary. It is recommended that the new housing development is excluded from the Green Wedge area; it is also recommended that the Green Wedge boundary is extended out to the development boundary to the south and the north. This won’t necessarily preclude development in these additional areas but it will reduce the loss of an opportunity to maintain a pattern of urban development which retains links with surrounding countryside.

The areas of land being promoted within the Green Wedge could result in significant visual intrusion in to the wedge if they are allowed to be developed without consideration of the proposed amended Green Wedge policy.

Figure 10: Green Wedge CNE010 The Meads (with site visit photo locations identified)

8 2 10 5 4 1 7 9 6 3

KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

11 Approximate site boundary of opportunity SHLAA site (not Allocated in the Local Plan)

CNE010 Site Visit photos

Location 9 – looking South-West Location 9 – looking East Location 8 – looking South

Location 7 – looking West Location 7 – looking East Location 6 – looking East

Location 5 – looking South-West Location 5 – looking South-East Location 4 – looking North-East

Location 3 – looking North Location 2 – looking West Location 2 – looking South

Location 1 – looking West Location 1 – looking South-West Location 1 – looking East Location 10 – looking South 11. East Bridgwater Site Ref: CNE011 Locality: Bridgwater Site Area: 78.4 Ha Planning History

09/03/00029 GTD erection of three poly-tunnels partly on site of some temporary poly-tunnels (to be removed)

09/04/00003 GTD erection of two storey side extension and two storey/single storey rear extension, partly on site of existing including garage (to be demolished)and internal alterations to form 8 en-suite bedrooms, additional function space and toilets, disabled accommodation and access and first floor private accommodation.

09/04/00009 GTD erection of five polytunnels and surface water storage reservoir.

09/07/00024 GTD erection of hospital and formation of access

09/08/00012 GTD change of use and conversion of attached barn to form additional accommodation to existing dwelling. .

09/09/00003 GTD continued use of land to site 22 caravans for occupation by seasonal agricultural workers (no occupancy between 15 December and 15 January)

09/10/00001 GTD erection of replacement dwelling with detached garage partly on site of existing (to be demolished)

09/10/00006 GTD erection of hospital and formation of access

09/12/00007 GTD erection of fabrication workshop

09/12/00009 GTD erection of two storey extension to NW elevation and single storey extension to NE elevation, partly on site of existing buildings (to be demolished)

09/12/00010 REF Application for Certificate of Lawfulness for occupancy by persons other than those employed or last employed full time locally in agriculture or in forestry and dependants of such persons.

09/12/00017 GTD erection of a hospital with associated access, car parking, landscaping and engineering works

09/12/00019 GTD Application for Certificate of Lawfulness for occupancy by persons other than those employed or last employed full time locally in agriculture or in forestry and dependants of such persons.

09/12/00023 GTD Variation of Condition 14 of Planning Permission 09/10/00006 to allow commencement of development prior to completion of highway works. 09/13/00002 GTD Application for non-material minor amendment to Planning Permission 09/12/00017 for amendments to the area of landscaping in SW corner of site.

09/13/00004 GTD erection of a 64 bed care home, including 24, 1-bed assisted living units, associated landscaping, parking and access.

09/13/00006 GTD erection of endoscopy unit.

09/13/00016 GTD Application for non-material minor amendment to Planning Permission 09/13/00006 to relocate window on SE elevation and increase the plant area on the roof.

09/15/00012 REF Application for Prior Approval of proposed change of use of agricultural building to dwelling and associated operational development. Prior Approval

09/15/00018 GTD change of use from agricultural land to C2 (Residential Institutions Use) and the erection of a timber barn and associated landscaping.

09/15/00025 REF Application for Prior Approval of proposed change of use of agricultural building to dwelling and associated operational development.

Description of the Green Edge from the Local Plan 1991 - 2011

“In 1900 land east of the railway line was largely open countryside. Expansion of Bridgwater during the 20th Century has reached a defined edge at Bower Lane/Dunwear Lane.

The M5 motorway skirts this side of town with an intervening buffer of flat farmland which is generally 200-300 metres wide but is as little as 150 metres at one point. The land is mainly of ‘good’ or ‘moderate’ agricultural land quality (Grades 3a and 3b) and is generally a landscape of green fields with hedgerows.

The area is clearly visible from the motorway and whilst houses on the edge of Bridgwater are not entirely hidden by existing hedgerows and trees, the impression from the motorway remains predominantly rural. Several of the farmhouses are indeed typical of a Somerset style and are attractive features, particularly in views from the north bound carriageway.

The area is crossed at two points by public footpaths but its function as accessible countryside at the urban edge is also appreciated by walking, cycling or driving along Bower Lane or Dunwear Lane. These lanes are open to traffic but are potentially of increasing significance as a local link to the National Cycle Network at Dunwear.

Development potential in this area is seriously constrained by highway capacity problems on Bath Road and Westonzoyland Road (Bridgwater Land use and Transport Study 1997 refers) and motorway noise, but even if such constraints could be overcome it is clear that urban development in any part of this corridor would adversely affect both: a) perceptions of Bridgwater and Somerset from the M5; and b) the ability of residents on the east side of Bridgwater to gain access to a countryside environment within walking distance of home.

For these reasons the Development Boundary at Bower Lane/Dunwear Lane is considered to be the appropriate long term eastern edge of Bridgwater between the River Parrett and Bath Road.”

Where is the Green Edge?

This Green Edge is located between the eastern edge of the urban area of Bridgwater and the Motorway. It reaches as far north as Bath Road and as far south as Dunwear Lane.

The southern boundary of the Edge is defined by the field boundary at the junction between Dunwear Lane and Plum Lane. The eastern boundary is defined by the motorway verge, the northern boundary is defined by Bath Road and the western boundary is defined by Bower Lane and Dunwear Lane.

The tall trees and hedgerow along Bower Lane absorbs the town of Bridgwater when viewed from the motorway and the Edge acts as a buffer between the urban area and the motorway.

The whole of the area is flat and low-lying (below the 10m contour line) with only two raised road embankments where the Westonzoyland Road and the Bath Road cross over the motorway.

What are the current land-uses, types of land-cover and main features of the Green Edge?

A hospital and a care home have recently been erected on the northern part of the site. The majority of the remainder of the site is occupied by farmhouses, agricultural buildings, grazing land, a few individual dwellings, a public house/restaurant and a commercial horticulture premises.

The Edge provides access to the countryside via two public rights of way, although only one meets Natural England’s Accessible Natural greenspace standard. There are no other recreational or ‘other’ uses of the site and two areas are within ANGSt deficiency.

The Edge provides a number of ecosystem services such as flood attenuation, food production, nutrient cycling and air quality regulation.

What are the planning constraints?

The whole of the Edge is within EA Flood Zone 3a, but none is functional floodplain, except for the raised road embankments which are not in flood risk.

There are no nature conservation sites within the Edge boundary but there are two County Wildlife sites immediately outside of the boundary, one to the north and one to the south. There is also a component of the Somerset Ecological network, a Broad-leaved Wood stepping stone to the north of the site (within the County Wildlife Site). Whilst there is unlikely to be any benefit to including the southern County Wildlife site within the Green Edge boundary it could be advantageous to include the ponds and orchards enclosed by Plum Lane within the boundary as these are not protected by a County Wildlife Site designation. The boundary could then extend under the motorway to join the River Parrett Green Wedge and complete the Green Edge of Bridgwater.

There are no scheduled monuments, registered battlefields or conservation areas within the Green Edge.

A stated in the Local Plan 1991 – 2011 description “The land is mainly of ‘good’ or ‘moderate’ agricultural land quality (Grades 3a and 3b) and is generally a landscape of green fields with hedgerows”.

The Green Edge is outside of the development boundary, however, following the construction of the care home and hospital it is proposed to revise the development boundary to include these developments, it is therefore considered appropriate to amend the Green Edge boundary to match the revised development boundary, if this Green Edge designation is retained. If the southern section of the boundary is amended to include the ponds and orchard enclosed by Plum Lane, as described above, this would also be consistent with the approach taken for other Green Wedges as the development boundary and the green edge boundary would align with each other.

The Green Edge is almost entirely within the Levels and Moors – Levels landscape character area except for a small strip closest to the Bower Lane which is not within a landscape character area.

Significant changes and proposals

The majority of proposals that have been approved within the boundary of the Green Edge since 2004 have been for minor developments such as poly-tunnels, improvements to the existing public house, barn conversions and occupation of caravans by agricultural workers. The most significant developments within the Edge have been at the north where the hospital and care home were approved. The only applications refused since 2004 were Prior Approval applications for the proposed change of use of an agricultural building to a dwelling (both applications were for the same site). The first application was refused on the grounds of flood risk and poor design, the second application was refused on the grounds of unacceptable flood risk, however, the decision was appealed and the appeal was allowed. The Inspector considered “the main issue to be whether the flooding risks make it impractical or undesirable for the building to change to use as a dwelling- house” and concluded that the long term risk of flooding was low and therefore they “do not make it impractical or undesirable for the building to change to use as a dwelling-house” and allowed the appeal.

The whole of the Green Edge (to the south of the hospital curtilage) and the area of land outside of the Edge that is enclosed by Plum Lane have been submitted for consideration by the 2015 Strategic Housing Land Availability Assessment. Notwithstanding the identified highway capacity, air quality, noise levels and flooding constraints the whole area has been allocated as a Strategic Housing Land Allocation in the Local Plan.

Appraisal of the sensitivity of the landscape and visual receptors

The Green Wedge has relatively low value as a landscape resource. The area does not contain any particularly special characteristics that distinguish it from other agricultural landscapes within the levels landscape character area although it does have value as agricultural land with good soil quality. The views in to the site are restricted to views from the motorway as the area is screened by tall hedgerows along the edge of the Bower estate. The extent of the view out of the site towards the east, across the Levels, is not long-ranging. The extent of view within the levels landscape is easily obstructed by vegetation due to the flat landscape. The Levels landscape is susceptible to negative effects of change but the lesser value of the landscape resource in this location reduces the sensitivity to change in this area.

Conclusions

The principle of a Green Edge designation in this area cannot be maintained, whilst the designation partially meets the objective of the original green wedge policy in that it enables towns-people to enjoy reasonable countryside access, it retains a rural perception of the settlement of Bridgwater from the motorway and it provides natural corridors and habitats for wildlife there is an over-riding need to build houses within our most sustainable settlements. The Local Plan Housing Site Allocation eradicates the Green Edge designation but it is important to note that the Allocation wording will require developers to provide comprehensive Green Infrastructure as part of their development on this green-field site. The construction of the care home and hospital has already started to degrade the northern tip of the Edge and so this area would have been excluded from the boundary regardless of the Housing Site Allocation. Figure 11: Green Wedge CNE011 East Bridgwater (with site visit photo locations identified) 1 2 12

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3

11

5

4 10

9 8

7 KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

Local Plan Housing Site Allocation CNE011 Site Visit photos

Location 11 – looking West Location 10 – looking West Location 1 – looking North

Location 9 – looking West Location 9 – looking West Location 2 – looking East

Location 8 – looking West Location 7 – looking West Location 6 – looking North

Location 7 – looking West Location 6 – looking North Location 5 – looking East

Location 4 – looking North Location 3 – looking South-East Location 3 – looking South-East

Location 2 – looking East Location 12 – looking West 12. River Parrett east of Bridgwater Site Ref: CNE012 Locality: Bridgwater Site Area: 97.1 Ha Planning History

37/04/00029 GTD erection of conservatory and disabled toilet to NE elevation.

37/04/00079 GTD erection of six holiday lodges for use in connection with fishing ponds and replacement WC building for use by day visiting fishermen.

08/04/00109 No Objection to a County Reg 3 application. erection of odour control unit and installation of 2m high radio aerial. 37/06/00005 erection of six holiday lodges for use in connection with fishing ponds, one replacement building to form store and WC (for use by day visiting fishermen) and one replacement building to form reception and sustenance building. GTD.

37/06/00022 GTD upgrading of pumping station, including erection of building to form toilet/kitchen, installation of trash raking machine, formation of hard surfaced areas, security lighting and 2.1m high boundary fence.

37/06/00140 REF retention of use of land to site a static caravan.

37/06/00154 REF erection of building to form boarding cattery with 23 units and 2 isolation units.

37/07/00028 No Objection to a County Reg 3 application. siting of one, six bay double Elliott classroom unit to replace existing.

37/07/00059 GTD single-storey extension to south elevation and two-storey extension to east elevation to provide six units of holiday letting accommodation.

37/07/00097 GTD erection of single storey extension to front elevation and single storey extension to rear elevation.

37/07/00127 GTD erection of front entrance porch and rear conservatory to form kitchen and restaurant area, on site of existing single storey extension (to be demolished).

37/07/00133 No Objection to a County Reg 3 application. installation of two temporary classroom units.

08/07/00322 REF use of land for steel storage containers.

08/08/00055 GTD erection of two industrial buildings (Use Class B8 - Storage and Distribution).

08/08/00191 REF certificate of Lawfulness for existing use of land for a motor vehicle repair workshop and car parking.

37/08/00191 REF erection of dwelling for occupation by the manager of the public house. 08/09/00048 REF change of use and conversion of outbuilding to holiday let.

37/09/00069 GTD erection of two storey extension to East elevation to provide six units of letting accommodation.

37/10/00076 GTD erection of conservatory to side elevation.

08/10/00149 GTD change of use and conversion of outbuilding to holiday let.

08/11/00134 GTD erection of building to form dental surgery.

37/12/00031 REF use of land to site two static mobile homes for use as overnight accommodation for visiting fishermen.

37/12/00032 GTD erection of buildings to house fish stock and breeding tanks and erection of eco toilet.

08/12/00105 GTD erection of two storey building and formation of parking to form dental practice.

37/13/00016 GTD use of land to site two static mobile homes for use as overnight accommodation for visiting fishermen.

37/13/00070 GTD change of use of land from agricultural to part of garden.

08/13/00171 GTD change of use from holiday let to residential dwelling.

37/14/00122 GTD erection of five dwellings.

37/15/00061 GTD erection of two storey extension to East elevation to form 24 Bedrooms.

37/15/00091 GTD erection of managers accommodation.

Description of the Green Wedge from the Local Plan 1991 - 2011

“Land between the canal and the River Parrett contains a mixture of ponds (former brick clay pits, many of which are now nature conservation sites) grazing land (some of which are former tip sites) and a varied scatter of small holdings, houses and small business premises. Prior to industrial and other developments on sites in the Marsh Lane area and the Huntworth Business Park, Bridgwater’s urban edge could have been defined along the River Parrett. To the railway traveller the River still marks a significant edge.

The M5 viaduct crosses the canal, railway and river in one giant leap and whilst this is a significant feature in the landscape it is not a barrier to movement at ground level. There are public footpath routes on both banks of the River Parrett and on the canal towpath, all of which offer opportunities for walks out into surrounding countryside. The canal towpath and one of the riverside paths now form part of the National Cycle Network.

At present the wedge of land between the canal and the river is relatively undeveloped and users of these paths (particularly the canal towpath) benefit from a sense of greenspace and openness which this green wedge brings close into the heart of town. However, part of the area has previously been allocated for development.

The Bridgwater Area Local Plan allocated 13 hectares of land for industrial, warehouse and business use (Proposal BR/E7).The principle of releasing this land for development has been retained in this Local Plan, but in view of the new emphasis on the significance of land between the canal and the river as a green wedge it is important that this development incorporates appropriate landscaping on the canal, river and public footpath frontages (see Proposal E1).

Elsewhere in this green wedge, the canal, river, ponds and reed beds already constitute a significant environmental resource for wildlife and human amenity and the grazing land is visually important greenspace. The amenity value of this green wedge will be maintained if existing grazing uses continue but alternative “green” uses such as playing fields, nature reserve or woodland would also be appropriate.”

Where is the Green Wedge?

This Wedge is located to the south-east of Bridgwater between the Taunton and Bridgwater canal and the River Parrett. The Wedge extends into the urban area of Bridgwater and then south- eastwards past the motorway and along the course of the River Parrett.

The route along the River Parrett provides access to the wider countryside, whilst it isn’t a significant approach route for road users it does form an important approach route for walkers and cyclists and the river provides a distinct characteristic of Bridgwater, particularly when perceived from the railway by train passengers. The Green Wedge designation continues along the route of the River Parrett past the Nature Reserve although it only covers the actual river channel. It is questionable how effective the designation would be in this area, as a Development Management policy, as there is unlikely to be any (non-essential) development proposed within the river channel. It is therefore recommended that this area of the designation is removed.

What are the current land-uses, types of land-cover and main features of the Green Wedge?

The existing land-use of grazing land, fishing ponds, a Nature Reserve and the Canal and River channels with their associated footpaths and towpaths.

The canal and the river are lined by hedgerows and there is a small area of woodland between the motorway and the river.

This Green Wedge is multi-functional with agricultural uses, walking and cycling routes, fishing ponds, nature reserves and woodland.

The area of land in the centre of (but excluded from) the Wedge was allocated for industrial use in the Local Plan 1991 – 2011 and the Core Strategy, it is likely that this allocation will continue within the next iteration of the Local Plan as it is thought that the imminent construction of the Colley Lane link road will enable this site to become deliverable in the short to medium term.

What are the planning constraints?

The Wedge is within EA Flood Zone 3a except for the raised railway embankment.

The soil quality is Agricultural Land Classification grade 3 and urban.

Unusually, part of the Green Wedge is within the development boundary, the land to the east of the motorway. It is recommended that the area within the development boundary is retained within the Green Wedge boundary, as it will be important to offer some protection to this land around the River Parrett in order to preserve the character and setting of Bridgwater. Whilst the two designations are not complementary, in this location it is deemed to be acceptable due to the peculiar position of the development boundary. The boundary follows the elevated motorway but it has been drawn here to include the employment land allocation at Somerset Bridge, the Green Wedge is included within the development boundary as a by-product of this approach but still requires a degree of protection none-the-less.

There are priority habitats (coastal and floodplain grazing marsh), County Wildlife Sites (ponds) and the Screech Owl Local Nature Reserve within the boundary of the Wedge.

The Green Wedge is within the Levels and Moors – Levels landscape character area.

There are no scheduled monuments, registered battlefields or conservation areas within the boundary of the Green Wedge.

Significant changes and proposals

This Green Wedge has been under considerable pressure for development, a number of minor developments have been approved since 2004 such as temporary classrooms, conservatories, single- storey extension and holiday lodges. However, a number of minor proposals have been refused such as a boarding cattery and the siting of storage. One of the reasons given for the refusal of the cattery was “by virtue of the character and form of the proposed cattery, the development has a detrimental effect on the rural character and appearance of the area” contrary to policy CNE4. However, the decision was appealed and with respect to this reason for refusal the inspector disagreed with this reason, concluding that the development was well screened and the appeal was allowed.

The most significant approvals have been for two industrial buildings, a dental surgery and five dwellings.

Appraisal of the sensitivity of the landscape and visual receptors

The Green Wedge has relatively high value as a landscape resource. The area contains the River Parrett and the Bridgwater and Taunton Canal, two watercourses that characterise the heritage of Bridgwater and perform important ecological and recreational functions. The views in to the site are not restricted to views from the elevated motorway; the area can also be viewed from the footpaths, towpaths and the railway line that crosses through the site. The extent of the view out of the site towards the south-east, along the River Parrett, is not long-ranging as it is truncated by the elevated motorway. In terms of visual receptors the motorway and railway corridors are “important view corridors in terms of perception of the landscape”. The Levels landscape is susceptible to negative effects of change, and hence it was recommended that the Somerset Bridge Employment Allocation explicitly states that “it is important that this development incorporates appropriate landscaping on the canal, river and public footpath frontages”. The importance of the landscape resource and the susceptibility of the landscape to change means that the area has a moderately high sensitivity to change.

Conclusions

The principle of a Green Wedge in this location should be partially maintained, the designation partially meets the objective of the original green wedge policy in that it maintains a pattern of urban development that retains links with the countryside, it retains an approach route and perception of the settlement of Bridgwater and it provides natural corridors and habitats for wildlife. It is unnecessary to designate the channel of the River Parrett as a green wedge because this will be recognised as a component of the Green Infrastructure network under the Protection and Enhancement of Existing Green Infrastructure Resources (Policy D20a). Whilst for all other ‘Countryside around settlement’ designations it has been inappropriate to designate land within the development boundary in this case it is appropriate to do so. The development boundary here has been drawn to include the Employment Allocation at Somerset Bridge, the position of the allocated site means that it is not possible to include the allocated site within the development boundary but exclude the green wedge area. Whilst it is important to retain the open character of this space it is not appropriate to allocate it as an ‘Open Area to be Protected from Development’ as this designation is not appropriate within the most sustainable settlement in the district.

The deletion of large areas of this wedge, for the reasons explained above, has reduced the area to a small patch of land to the south-east of the motorway. It is therefore recommended that the boundary is amended to include additional land and to merge with what remains of the East Bridgwater Green Edge. The additional areas include one site that was promoted (and rejected) through the 2015 SHLAA. There is no relevant planning history for either of the two areas that would prevent a Green Wedge designation.

Figure 12: Green Wedge CNE012 River Parrett east of Bridgwater (with site visit photo locations identified) 2 1 3 4

KEY

Existing Green River channel to be wedge identified as part of the Proposed boundary Green Infrastructure additions network rather than as part of the Green Wedge Proposed boundary designation exclusions Photo location and direction

Local Plan Employment Site Allocation

Local Plan Housing Site Allocation

CNE012 Site Visit photos

Location 1 – looking South-East Location 4 – looking West Location 4 – looking South-East

Location 3 – looking West Location 3 – looking West Location 2 – looking South-East

Location 2 – looking North-East 13. Land between North Petherton and Junction 24 Site Ref: CNE013 Locality: North Petherton Site Area: 75.1 Ha Planning History:

37/03/00061 GTD change of use and conversion of barn to dwelling (unit one)(revised details)including retention of works already carried out and retention of garage and change of use and conversion of barn to dwelling(unit two)(revised details) and erection of garage.

37/04/00054 GTD formation of Regional Rural Business Centre to include livestock market, buildings to be used for agri-related businesses, parking, roads and access - revised Environmental Statement

37/04/00094 GTD formation of bowling complex, including erection of pavilion and changing rooms, bowling green, parking and access

37/04/00098 GTD change of use and conversion of barn to two dwellings.

37/05/00020 REF change of use and conversion barn to dwelling.

37/05/00089 GTD erection of front conservatory.

37/06/00026 GTD erection of waste water treatment plant and building to form vehicle maintenance depot, both in connection with proposed adjacent dairy

37/06/00033 GTD formation of infrastructure works including formation of roads, surface water retention pond and foul pumping station

37/06/00041 GTD erection of livestock market building, parking and access

37/06/00066 GTD erection of three buildings to be used as offices (use class B1) and two distribution/storage buildings (use class B8). GTD.

37/06/00067 GTD erection of two buildings to be provide retail and warehouse facilities for use in connection with the selling of agricultural related products.

37/06/00068 GTD erection of building to provide retail and showroom facilities for agricultural related vehicles and/or machinery.

37/06/00079 GTD erection of garage and workshop, demolition of existing sheds and out houses, erection of 2m high gates.

37/06/00114 GTD erection of single storey extension to NW and SW elevations, single garage and alterations to vehicular access.

37/06/00157 GTD erection of waste water treatment plant and building to form vehicle maintenance depot, both in connection with proposed adjacent dairy. 37/07/00003 GTD erection of single storey rear extension, conversion of part of loft (single storey NW elevation) to living accommodation, including raising roof height and installation of dormer window in rear elevation, partly above proposed extension.

37/07/00014 GTD erection of cricket pavilion and equipment store.

37/07/00025 GTD erection of boiler house for gas and biomass boilers and formation of parking for lorries all for use in association with adjacent dairy.

37/07/00064 REF change of use and conversion of barn to dwelling.

37/07/00072 GTD erection of building to cover bowling greens with single storey link extension to existing pavilion.

37/07/00089 GTD erection of single storey rear extension, conversion of part of loft (single storey NW elevation) to living accommodation, including raising roof height and installation of dormer window with balcony in rear elevation, partly above proposed extension and also provision of two roof lights.

37/07/00110 GTD buildings for B1,B2, and B8 use with associated road works and landscaping.

37/08/00016 GTD erection of part two storey, part single storey extension to NE (side) elevation on site of existing (to be demolished).

37/08/00051 GTD additional use of loading/parking area for motor cycle training.

37/08/00077 REF Application for Certificate of Lawfulness for existing use as a builders store and workshop.

37/08/00209 GTD change of use and conversion of barn to dwelling.

37/09/00041 GTD display of four non-illuminated fascia signs to first floor.

37/10/00029 GTD change of use and conversion of barn to dwelling (amended scheme).

37/10/00049 GTD installation of mezzanine floor to form additional meeting rooms.

37/10/00056 GTD erection of building for use as aquatic wholesaler (use class B).

37/10/00081 GTD change of use, conversion and extension to guest house to form offices (B1 use related to agriculture), formation of access and parking.

37/10/00112 GTD erection of building to form Public house/restaurant.

37/10/00116 REF Outline Planning Application for mixed use development to include: employment floor space (Use Class B1), hotel (Use Class C1), petrol filling station (Sui Generis), strategic landscaping, infrastructure including internal roads, drainage car parking and including detailed drawings for a new vehicular and pedestrian access on to the A38 (amended proposal and further information submitted 23/06/2011).

37/11/00001 GTD erection of single storey building to form changing facilities. 37/11/00040 GTD conversion of barn to dwelling.

37/11/00084 GTD Outline planning application for mixed use development to include: employment floorspace (Use Class B1), hotel (Use Class C1), petrol filling station (Sui Generis); strategic landscaping, infrastructure including internal roads, drainage, car parking; and including detailed drawings for a new vehicular and pedestrian access on to the A38.

37/12/00034 GTD retention of display of two hoardings, four flags and flag poles and two freestanding signs, all non-illuminated.

37/12/00050 GTD display of three non-illuminated free-standing signs and six flags on flagpoles.

37/12/00081 GTD erection of a two-storey side extension.

37/12/00087 GTD erection of extension to NE elevation of Market Auction building to form livestock lairage area, retention of mobile home, erection of single storey building to form washroom facilities and formation of landscaping (live wall).

37/12/00088 GTD display of 2 internally-illuminated signs to elevation of market building, erection of four hoarding signs along eastern boundary (bordering J24 roundabout), and display of 6 flagpoles on northwest boundary (bordering A38 roundabout).

37/13/00038 GTD erection of factory for the manufacture of ingredients for the food production industry.

37/13/00042 GTD erection of building for use as a car dealership, including single storey showroom, MOT workshop with ancillary building, valet building and car parking areas.

37/13/00049 GTD change of use, conversion and extension from guest house to dental surgery (use class D1), and to offices (class B1), formation of access and parking.

37/13/00057 GTD Application for non-material minor amendment to Planning Permission 37/10/00112 for the repositioning of window and door on North West elevation.

37/13/00064 GTD Application for the non-material minor amendment to Planning Permission 37/10/00112 to relocate fire exit, show location of play equipment, extend terrace paving to provide access to play area and revise fencing around play area.

37/13/00086 GTD Application for the non-material minor amendment to Planning Permission 37/10/00112 to replace the proposed brick Brunswick Multi Orange with Staplefield Stock brick.

37/13/00087 GTD formation of internal spine road (Phase 1).

37/13/00091 GTD erection of three-storey building (use class B1), formation of parking and access. 37/13/00106 GTD display of seven externally illuminated fascia signs, two free-standing externally illuminated signs and one internally illuminated post sign.

37/14/00014 GTD erection of porch to NE elevation.

37/14/00017 GTD display of one internally illuminated fascia sign, two internally illuminated wall mounted panels, internally illuminated entrance arch, two internally illuminated totem signs and one internally illuminated panel (Revised description 11/04/14).

37/14/00018 GTD Application for non-material minor amendment to Planning Permission 37/10/00112 for revised garden layout and design.

37/14/00020 REF residential development of up to 292 dwellings and associated infrastructure.

37/14/00088 GTD change of use from Farm Shop (use class A1) to additionally provide hot food takeaway and seating area for the consumption of hot and cold food, sold on the premises (use class A3 and A5), replacement of window with doors in NE elevation.

37/14/00126 GTD display of one internally illuminated sign on rear (West) elevation and one externally illuminated sign to front (East) elevation.

37/15/00016 GTD erection of extension to side (SE) elevation of garage, on site of carport (to be demolished) and first floor extension.

37/15/00028 GTD installation of replacement play equipment.

37/15/00051 GTD erection of extension to side (SE) elevation of garage, on site of carport (to be demolished) and first floor extension (amended scheme).

37/15/00087 GTD erection of petrol filling station and associated infrastructure.

37/15/00088 GTD erection of hotel, employment buildings (use class B1) and associated infrastructure.

Description of the Strategic Gap taken from the Local Plan 1991 - 2011

“The Huntworth Business Park and the allocation of substantial areas of land at Dawes Farm and Willstock Farm for new housing development in the Bridgwater Area Local Plan already represent a major southerly expansion of Bridgwater.

The distance between Huntworth roundabout on the A38 (M5 junction 24 access road) and North Petherton is a little over half a mile. The area is not entirely free from development – in particular the petrol filling station/transport café on the eastern side of the A38 is visually intrusive - but it is a significant strategic gap. Extensive views across the surrounding landscape are available (e.g. to the Quantock Hills, and across the Levels and Moors to the wooded escarpment at Aller), there are several attractive farmsteads set back from the road and the fields contain several large oak trees.”

Where is the strategic gap?

This strategic gap is located south of Bridgwater within the parish of North Petherton; the original designation was put in place to prevent the coalescence of the two towns, North Petherton and Bridgwater.

The north edge of the Gap Is defined by the Junction 24 roundabouts although in light of the construction of the Regional Rural Business Centre and the proposed revision to the Bridgwater development boundary it is recommended that the boundary of the Strategic Gap is amended to exclude this area.

The eastern boundary is defined by the motorway verge and the southern boundary is defined by the field boundary that defines the Parkers Field Recreation area. The lower half of the western boundary is defined by the North Petherton development boundary but the upper half of the boundary appears to simply follow the line of the road at a distance of approximately 250 - 300m. It is assumed that this arbitrary distance from the road is intended to preserve the view of the open fields for those travelling along the A38, however it is recommended that the boundary is moved westwards to meet the edge of the functional floodplain in an effort to preserve the significant view towards the Quantock Hills and as a counter-balance to the loss of the Strategic gap to the Regional Rural Business Centre on the east side of the A38. The area of land directly west of the Huntworth roundabout (Gateway) has been granted Outline permission for commercial uses and so this area of land will also need to be excluded from the Strategic Gap boundary.

The land slopes gently down to the north, from the 30m contour line down to the 20m contour line over a distance of approximately 1500m.

What are the current land-uses, types of land-cover and main features of the Strategic Gap?

The existing uses of the Strategic gap include arable farmland, dwellings, recreational areas (cricket club, bowling green, recreation ground, play area and BMX track) and other commercial uses such as a garden centre and the Regional Rural Business Centre. Despite the range of recreational uses there are a few dwellings to the west of the A38 that are not within 300m of an accessible natural greenspace of at least 2Ha in size.

There are two public rights of way passing through the gap and out into the wider countryside.

What are the planning constraints?

The gap is within Low Risk EA Flood Zone 1 except for the very southern tip that is in higher risk EA Flood Zone 3a.

There is a broadleaved wood stepping stone, a heath and acid grassland stepping stone and a wetland stepping stone within the gap, components of the Somerset Ecological Network.

There are no scheduled monuments, registered battlefields or conservation areas within the Strategic Gap.

The majority of the site is good and very good quality agricultural land (Agricultural Land Classification Grades 2, 3a and 3b).

At the time of designation the Strategic Gap was outside of the Bridgwater and North Petherton development boundaries, however, following the construction of the Regional Rural Business Centre it has been suggested that the Bridgwater development boundary be revised to include the site within the boundary.

The Strategic Gap is within the Lowland Hills – Quantock Foothills landscape character area, the area of land proposed to be included within the Strategic Gap boundary is also within the same landscape character area.

Significant changes and proposals

The loss of the strategic gap, when approving the Regional Rural Business Centre, was accepted as a departure from the development plan at that time based on evidence from the developer that established an over-riding economic and regeneration need for the proposed development. It is unfortunate that this over-riding need resulted in the complete decimation of this area of the Gap, it is recommended that the policy be amended to ensure that over-riding need for development in principle does not equate to poor design that results in the complete loss of a significant view and accessibility to the countryside from the urban area.

This Gap has been under incredible pressure for development, with over 60 applications having been determined since 2004. The majority of the minor proposals (for conservatories, single-storey extensions, replacement play equipment, non-illuminated fascia signs, changing facilities and a waste water treatment plant) have been approved, only a barn conversion was refused. The most significant approvals were for the RRBC (which includes a dairy, livestock market, office buildings, retail units, warehouses, a car dealership, a public house and a factory), a bowling green, a cricket pavilion and for the outline permission of the gateway development (which will include a petrol filling station, a hotel and employment buildings (Use Class B1)). The most significant refusals were for the first Outline application for gateway and for the Outline permission for a residential development on Phase 2 of Gateway. The reason for refusal of the first outline application at Gateway was given as “Insufficient evidence has been submitted by the applicants in terms of identifying exceptional need for the proposed development sufficient to justify a departure from the adopted Local Plan Policies STR3: Development Outside Settlement Boundaries and CNE4: Green Wedge, Green Edge or Strategic Gap”. The main reason for refusal of the residential development on Phase 2 of the Gateway was that there was no justification for releasing a greenfield site outside of the development boundary that had not been identified in the Strategic Housing Land Availability Assessment when the council had in excess of a five year land supply of deliverable housing. Policy CNE4 was not specified in the reasons for refusal.

The Strategic Housing Land Availability Assessment was updated in 2015 and Phase 2 of Gateway was submitted for consideration by the assessment and was accepted as an opportunity site outside of the development boundary. The Phase 2 area was assessed through the Sustainability Appraisal of the Core Strategy review as a potential strategic housing or employment allocation and the concerns raised included flood risk, loss of biodiversity, concerns about air quality and landscape impacts.

There were also two sites submitted for consideration by the SHLAA, one either side of the Bridgwater Road. The site on the west of the road was rejected but the land to the east of the road was identified as an opportunity site and was considered by the Sustainability Appraisal of stage 2 of the Core Strategy review as a potential strategic housing allocation for North Petherton, the result of the appraisal raised concerns about the loss of good quality agricultural land and the need for housing in this area.

There are no proposals for essential infrastructure within the Strategic Gap boundary.

Appraisal of the sensitivity of the landscape and visual receptors

The level of sensitivity of this site is similar to that of the Meads in that they are within the same landscape character area, they share the same view of the important Quantock Hills AONB and any changes will affect the same visual receptors plus those travelling along the A39 between Taunton and Bridgwater. The biodiversity and visual amenity of the designated land is similar to that provided by The Meads but the land is less accessible by public right of way and so it could be considered to be slightly less valuable than the Meads as a landscape resource. The flat and low lying land within the Green Wedge (and the proposed additional land) is part of the levels landscape which means that it is susceptible to being negatively impacted by insensitive and poorly screened development. The combination of these facts results in a moderately sensitive landscape.

Conclusions

The principle of a Strategic Gap designation in this area should be partially maintained, the designation partially meets the objective of the original policy in that it retains an approach route, it prevents the coalescence of North Petherton with Bridgwater and it protects a significant view of the Quantock Hills.

A large area of the Gap has been lost to development and proposed development, due to approvals that were justified on the basis of there being an over-riding need for employment land. Whilst the loss of this area of countryside is regrettable it is recommended that the remaining Strategic Gap is extended to incorporate the land between the approved Gateway site and the urban edge of North Petherton in an effort to preserve what remains of the visual relationship between the Quantock Hills and the towns of Bridgwater and North Petherton.

It might be possible to accommodate the housing developments promoted through the SHLAA if the need is justified and their design is respectful of this visual relationship.

Figure 13: Strategic Gap CNE013 land between North Petherton and Jct 24 (with site visit photo locations identified)

3 KEY

Existing Green wedge 4 Proposed boundary additions

5 2 Proposed boundary exclusions

1 Photo location and direction

Approximate site boundary of opportunity SHLAA site (not Allocated in the Local Plan)

CNE013 Site Visit photos

Location 1 - looking North Location 2 – looking East Location 4 – looking South-East Location 3 – looking South-West

Location 4 – looking West Location 3 – looking North-East Location 5 – looking North-East

14. North of Silver Street Site Ref: CNE014 Locality: Cheddar Site Area: 22.1 Ha Planning History:

17/03/00118 REF erection of implement store and two polytunnels.

17/04/00050 GTD conversion of loft to living accommodation including installation of three rooflights in north east elevation.

17/04/00063 GTD erection of extension to east elevation partly on site of existing lean-to (to be demolished).

17/05/00103 REF erection of part first floor, part two storey extension to South and West elevations.

17/06/00002 REF erection of part first floor, part two storey extension to South and West elevations, as amended by agent's drawing no. BCE 3A, revised February 06.

17/06/00096 REF (Appeal Withdrawn) Application for Certificate of lawfulness for the existing use of land as garden.

17/06/00099 REF erection of replacement workshop and office as amended by drawing no. PL 2018/4/ A received on 17/11/2006 and drawing no. PL 2018/2 A, also received on 17/11/2006.

17/06/00107 GTD change of use and conversion of barn to dwelling as amended by agent's plans, Drawing No 03A received on 12/01/2007 and Drawing Nos 01B and 02B received on 08/01/2007.

17/06/00120 GTD erection of part single storey, part two storey extension to SE elevation, partly on site of existing (to be demolished) and reroofing existing garage.

17/07/00015 GTD erection of first floor extension to East elevation.

17/07/00020 GTD erection of detached garage/workshop.

17/07/00023 GTD Application for Certificate of Lawfulness for the existing use of land as garden.

17/07/00060 REF change of use, conversion and extension of barn to form dwelling.

17/07/00078 GTD erection of part two storey, part first floor extension to West elevation.

17/07/00093 REF (Appeal dismissed) Change of use of land and buildings for the repair and servicing and sale of vehicles.

17/07/00126 GTD erection of extension to SE elevation. 17/10/00064 GTD change of use, conversion and extension of barn to dwelling and change of use of outbuilding to garage and home office.

17/12/00048 REF erection of single storey extension to SE elevation.

17/12/00056 REF Erection of polytunnel.

17/13/00022 REF (Appeal dismissed) Erection of two detached dwellings and associated access.

17/13/00025 GTD erection of polytunnel.

17/14/00026 Raise No Objection to a County Reg 3 application erection of a building (30m x 20m x 9m high) and provision of 2 no. additional open bays (12m x 28m total area) for the storage and testing of 'coarse and fine' limestone products (before their supply and use in the Hinkley Point C Nuclear Power Station construction project).

17/15/00017 GTD erection of single storey extension to SE elevation.

17/15/00093 REF Application for Certificate of lawfulness for the existing use of store as a bungalow.

Description of the Green Edge from the Local Plan 1991 - 2011

“An area of small fields on the flank of the Mendip Hills on the north side of Cheddar, known locally as the Hamfield Area, is not included in the designated Mendip Hills Area of Outstanding Natural Beauty. However, the area is an integral part of the Mendip scarp slope landscape and this rising ground is considered to be an area into which Cheddar village should not expand.”

Where is the Green Edge?

The Edge protrudes from the northern edge of Cheddar, filling a gently sloping area of open countryside at the foot of the Mendip Hills that has not been included within the Area of Outstanding Natural Beauty, for some reason. The Edge is roughly rectangular in shape and is defined on three edges by the boundary of the AONB (although there are small areas of the Green Edge boundary that should be amended to match the AONB boundary) and the fourth is defined by the rear curtilage of the properties on the north side of Silver Street and Gardeners Close, and the side curtilages of those properties to the east of Warren’s Close.

The site is largely hidden from any point in the village but it could be viewed as a backdrop to the urban area from a higher vantage point within the AONB. The Edge is not on a significant approach route in to the village and it does not prevent the coalescence of settlements.

What are the current land-uses, types of land-cover and main features of the Green Edge? The Edge is partly accessible by a Public Right of Way that passes through the area, although this walking route provides direct access in to the area of outstanding natural beauty it is the only recreational use of the site.

The vegetation within the Edge is characterised by the hedgerows that define the small fields, trees, orchards and open grassland and scrubland. Part of the area is occupied by Allotment gardens, part is used for grazing and a large area is in equestrian use. The north-western corner is occupied by concrete yards and buildings in association with the Battscombe Quarry.

There are a few residential properties, farmhouses and farm buildings within the Edge boundary.

The Allotments and the grazing land represent a provisioning Ecosystem Service.

What are the planning constraints?

The Edge is within Low Risk EA Flood Zone 1.

The Edge is recognised as an important habitat for the protected Greater Horseshoe bat and the Edge contains two components of the Somerset Ecological network, a broadleaved woodland core area and dispersal area.

There are no scheduled monuments, conservation areas or registered battlefields within the boundary.

Part of the site is graded as ‘very good’ (Grade 2) agricultural land; the loss of this good quality soil would be irreplaceable.

The area was outside of the development boundary when it was designated but following the recent revision of the development boundaries it is now partially within it. It is recommended that the Green Edge boundary is amended to match the revised development boundary, particularly along the western edge where the development boundary has been amended to include domestic gardens.

The Edge is within the Mendip Hills – Strawberry Belt and Foot-slope Villages landscape character area except for the north east edges which are in the Mendip Hills – Scarp-slope, West Mendip summits and Cheddar Gorge landscape character area.

Significant changes and proposals Twenty-four applications have been determined within the Green Edge area since 2004; however, eleven of those were refused. The reasons given for refusal of the implement store and poly-tunnels included reference to Policy CNE4, stating that they “would constitute an alien and incongruous intrusion into the open countryside to the detriment of this ‘green edge’ on the flank of the Mendip Hills”. The refusal of the replacement workshop also refers to Policy CNE4, stating that “the proposal involves a non-essential intensification of the use on an adjacent Greenfield site, to the detriment of landscape character, scenic quality and urban containment objectives”. The refusal of the application to change the use of land and buildings for the repair, servicing and sale of vehicles was also refused partly due to Policy CNE4, the refusal notice stated that “the landscape impact of the business which includes the external parking and storage of vehicles is unacceptable, the use harms the scenic quality of the area and undermines green wedge objectives”. The decision was appealed, however, the inspector concluded that this development would be inappropriate in this setting and dismissed the appeal. A small site off Tuttors Hill was submitted for consideration by the 2015 Strategic Housing Land Availability Assessment, the site was rejected.

Appraisal of the sensitivity of the landscape and visual receptors

Whilst this area has been excluded from the Mendip Hills Area of Outstanding Natural Beauty it should still be regarded as a highly valuable landscape as it forms the immediate foreground setting for the AONB. The Sedgemoor Landscape Assessment (2003) identifies the Strawberry belt and Footslope villages as having “high sensitivity to change” due to the rich history of the area and the fact that this area is a major visitor access route. Whilst the green edge is not immediately adjacent a main highway it is accessible by public rights of way which form part of the attraction of Cheddar to tourists. The Mendip Hills – scarp slope section of the Green Edge is closest to the AONB boundary and is described in the Sedgemoor Landscape Assessment (2003) as an area “of high priority for conservation of the landscape”.

Conclusions

The principle of the Green Edge designation in this location should be maintained, the designation partially meets the objective of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside and it protects a significant view to and from the Mendip Hills. It is not recommended that any additional land is included within the boundary but there are small areas to be excluded, two areas that are now incorporated within the development boundary and one area which is within the AONB designation, as this designation provides greater protection than the Green Edge designation it is not necessary for both to be applied.

Figure 14: Green Wedge CNE014 North of Silver Street (with site visit photo locations identified)

KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

CNE014 Site visit photos

Location 3 – looking North Location 2 – looking North-East Location 1 – looking West

Location 1 Looking North-East Location 3 – looking North-West 15. South of Station Road Site Ref: CNE015 Locality: Brent Knoll Site Area: 5.1 Ha Planning History:

07/16/00016 GTD formation of horse riding arena.

Description of the Green Edge from the Local Plan 1991 - 2011

“Fields at the junction of Brent Street and Station Road form an important visual break within a long linear village which has largely built-up road frontages. Views from the vicinity of this junction are across a typical Somerset Levels and Moors landscape with rhynes and willow trees.”

Where is the Green Edge?

This flat area of Green Edge is located towards the north of Brent Knoll village, between Brent Street and Station Road. The east boundary is defined by Brent Street and the rear curtilage of the properties to the west side of the road. The northern boundary is defined by Station Road and the rear curtilages of the properties to the south of the road. The western boundary is defined by Crooked Lane and the southern boundary is defined by the field boundary that runs between ‘Withies’ and ‘Slade Farm’. There have been a few minor revisions to the development boundary in the south-east corner of the edge and the Green Edge boundary should also be amended to reflect this.

The Green Edge is not easily visible from the main highway (Brent Street) due to tall hedgerows although the area does preserve the view from the rear of a few residential properties that adjoin the boundary. The area is small and inaccessible and does little to link the urban area to the wider countryside. There are other sites within the village that could perform this role more effectively.

What are the current land-uses, types of land-cover and main features of the Green Edge?

This small wedge is largely used for equestrian purposes although there are also smaller areas of grazing land and scrubland.

There are no public rights of way through the site and so it doesn’t provide accessible countryside.

There are no recreational uses of the site.

What are the planning constraints?

The area is within higher risk EA flood zone 3a.

There are no nature conservation designations or components of the Somerset Ecological Network within the Green Edge. However, Crooked Lane has been designated as a County Wildlife site due to its species rich hedgerows, verges and rhynes.

There are no conservation areas, registered battlefields or scheduled monuments within the Green Edge.

The soil quality is ‘Good to Moderate’ (Grade 3) although a more detailed survey is needed to ascertain whether the soil quality is Grade 3a or 3b.

The Green Edge is outside of the Brent Knoll development boundary.

The Green Edge is within the Levels and Moors – Levels landscape character area.

Significant changes and proposals

There has only been one planning proposal affecting the Green Edge since 2004, for a horse riding arena, the application was approved in 2016.

However, the 2015 Strategic Housing Land Availability Assessment identifies two adjoining sites within the Green Edge as opportunity sites outside of the development boundary that could deliver 18 dwellings.

There are no infrastructure projects or strategic proposals affecting this site at present.

Appraisal of the sensitivity of the landscape and visual receptors

The sensitivity to change in this area is moderately low. The site forms part of the foothills of the prominent Brent Knoll and therefore forms part of the immediate landscape as viewed from the slopes and summit of the Knoll but from a vantage point as high as this the field would be indistinguishable in character from any other field surrounding the village of Brent Knoll. The site is not accessible by public right of way but the scenic open character of the site can be enjoyed from Crooked Lane. The village of Brent Knoll is a minor tourist destination (compared to other places within the district) for those wishing to walk on the Knoll but the route past the Green Edge is not a main highway and the existing vegetation restricts views in to the site. Like the rest of the levels landscape this area could be susceptible to the negative effects of change, however as stated previously, the vegetation in this area is dense and tall in some areas and so some development could be absorbed. Conclusions

The principle of the Green Edge designation in this location should be maintained, the designation partially meets the objective of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside and it partially protects a significant view from Brent Knoll. There are no recommendations for amending the existing site boundary.

Figure 15: Green Wedge CNE015 South of Station Road (with site visit photo locations identified)

KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

Approximate site boundary of opportunity SHLAA site (not Allocated in the Local Plan)

CNE015 Site Visit photos

Location 1 – looking South Location 2 – looking South

15a. Proposed Green Wedge west of Brent Street Site Ref: CNE015 Locality: Brent Knoll Site Area: Planning History:

07/11/00018 GTD Retention of use of agricultural land as equestrian land and retention of stables and hardstanding

Description of the Green Edge from the Local Plan 1991 - 2011

Not applicable – new designation proposed.

Where is the Green Wedge?

This flat area of proposed Green Wedge is located towards the south of Brent Knoll village, to the west of Brent Street opposite Brent Knoll Methodist Church. The north-east boundary is defined by Brent Street. The north-west boundary is defined by the residential curtilage of a private property. The south-west boundary is defined by the Brent Broad Rhyne and the south-east boundary is defined by a sweeping line to re-join the development boundary whilst encompassing the view from Brent Street.

The proposed Green Wedge forms the largest expanse of open countryside (south of Station Road) that is visible from the main route through the village, Brent Street.

What are the current land-uses, types of land-cover and main features of the Green Edge?

This wedge is largely used as agricultural grazing land although an area at a distance from the main road is now used for equestrian purposes.

There is a public right of way along the north-west edge of the site, which then connects to a wider network of footpaths although unfortunately the network isn’t extensive enough to qualify as an Accessible natural Greenspace greater than 2Ha in size. The proposed wedge is largely within an area of ANG deficiency.

There are no other recreational uses of the site.

What are the planning constraints?

The area is within higher risk EA flood zone 3a.

There are no nature conservation designations or components of the Somerset Ecological Network within the proposed Green Wedge. There are no conservation areas, registered battlefields or scheduled monuments within the proposed Green Wedge.

The soil quality is ‘Good to Moderate’ (Grade 3) although a more detailed survey is needed to ascertain whether the soil quality is Grade 3a or 3b.

The proposed Green Wedge is outside of the Brent Knoll development boundary.

The proposed Green Wedge is within the Levels and Moors – Levels landscape character area.

Significant changes and proposals

There has only been one planning proposal affecting the proposed Green Wedge since 2004, for the retention of the use of agricultural land as equestrian land and retention of stables and hardstanding, the application was approved in 2011.

None of the proposed Green Wedge has been submitted for consideration as part of the 2015 Strategic Housing Land Availability Assessment.

There are no infrastructure projects or strategic proposals affecting this site at present.

Appraisal of the sensitivity of the landscape and visual receptors

The sensitivity to change in this area is moderate. The site forms part of the foothills of the prominent Brent Knoll and therefore forms part of the immediate landscape as viewed from the slopes and summit of the Knoll, but from a vantage point as high as this the field would be indistinguishable in character from any other field surrounding the village of Brent Knoll. The site is accessible by public right of way and the scenic open character of the site can be enjoyed from the main road through the village. The village of Brent Knoll is a minor tourist destination (compared to other places within the district) for those wishing to walk on the Knoll and the route past the Green Edge is on the main highway, there is no vegetation along the road verge and so the view into the site from this location is unrestricted and provides an important rural setting for the village which otherwise has an almost continuous frontage of housing and dense vegetation along the main road. Like the rest of the levels landscape this area could be susceptible to the negative effects of change, the lack of vegetation near to the existing development boundary means that development here is unlikely to be absorbed.

Conclusions

A Green Wedge designation in this location should be instated as the designation would partially meets the objective of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside, it retains an approach route and perception of a settlement, it partially protects a significant view from Brent Knoll and it provides natural corridors and habitats for wildlife.

Figure 15a: Proposed Green Wedge CNE015a west of Brent Street (with site visit photo locations identified)

KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

Photo location and direction

Location 1 – looking South-West [taken from Google maps, to be replaced with officer site visit photos]. 16. Coast between Burnham and Brean Site Ref: CNE016 Locality: Berrow Site Area: 506.1 Ha Planning History:

05/04/00002 GTD erection of conservatory to east elevation.

05/05/00035 Objection raised to County Reg 3 application. erection of approximately 750m of 1.8m high chain link fencing.

05/06/00031 erection of two storey building to form replacement public conveniences, store and first floor restaurant on site of existing (to be demolished). GTD.

05/08/00016 GTD formation of reservoir.

05/09/00019 GTD erection of extension to west elevation to provide additional toilets and erection of cover to existing terrace.

05/09/00022 GTD erection of shelter and toilets.

05/10/00003 GTD erection of building to form amusement arcade.

05/11/00004 REF change of use of land to form car park and associated access.

05/11/00029 REF (Appeal Dismissed) change of use of land to form car park and associated access.

05/11/00031 GTD re-surface existing church path.

06/04/00006 REF erection of first floor extension to form flat.

06/04/00017 REF erection of two storey extension to form shop and self-contained flat.

06/04/00018 GTD fell three willow trees within area a1.

06/05/00001 GTD renewal of planning permission 1/06/00/7 for the erection of single storey extension to East elevation, single storey extension to west elevation, partly on site of existing toilets and store (to be demolished) to form shop, toilets and bird rearing room.

06/06/00034 GTD erection of lean to agricultural building to house livestock to be attached to west elevation of silage pit.

06/06/00035 GTD erection of lean-to agricultural building to house livestock to be attached to east elevation of silage pit.

06/06/00039 REF erection of two storey extension to south and east elevations to form office, garage and store accommodation for existing caravan park. 06/06/00040 GTD erection of single storey extensions to west, east and north elevations, partly on site of existing (to be demolished) and first floor extension to east elevation with external access, formation of parking areas. .

06/07/00011 GTD erection of single storey extension to East and South elevation to provide additional garaging and storage accommodation for existing caravan park.

06/07/00016 REF erection of two storey extension to West elevation to form shop, additional toilets, bird rearing and viewing room staff room, one bedroom staff flat and extension to existing flat.

06/08/00003 GTD erection of replacement dwelling on site of existing (to be demolished) as amended by agents plans received 5 August 2008.

06/08/00005 GTD erection of two storey and single storey side extension as amended by amended FRA dated 28 Aug 2008.

06/08/00011 GTD siting of mobile home for use as agricultural workers dwelling.

06/09/00002 GTD rebuild dwelling destroyed by fire.

06/09/00004 GTD retention of ancillary garden room building.

06/10/00003 GTD use of land to site a static caravan for use as a limited police beat post.

06/10/00004 REF Application for Certificate of Lawfulness for existing use of dwellings for twelve months of the year without complying with occupancy condition imposed by Planning Permission 06/79/00039.

06/11/00007 GTD change of use and conversion of dwelling to ground floor office and first floor flat.

06/11/00011 GTD installation and operation of a solar photovoltaic array and associated equipment with a maximum array height of 2.6m and a maximum installed capacity of 50kW.

06/12/00010 GTD continued use of land to site an agricultural workers mobile home.

06/15/00001 GTD display of two non-illuminated free standing signs.

06/16/00002 GTD erection of single storey extensions to North and East elevations.

11/05/00169 REF erection of dwelling and garage.

11/06/00045 GTD erection of dwelling and garage.

11/06/00171 GTD erection of single storey extension to NE elevation.

11/08/00062 GTD installation of 6 CCTV cameras mounted on poles three wall mounted, three on up to 6m high poles.

11/09/00046 GTD reinstate access stair to lighthouse. 11/11/00036 GTD Application for Certificate of Lawfulness for the proposed use of land as a residential caravan site.

11/14/00136 GTD refurbishment and erection of extension to South elevation of the Professional Shop to form additional facilities and 10 bay golf driving range.

Description of the Coastal Edge taken from the Local Plan 1991 - 2011

“With its vast sandy beaches the District’s coastal edge at Brean and Berrow has become a major focus of tourism development. The beaches are backed by a broad belt of sand dunes at north Burnham and Berrow, but this dune belt gradually tapers northwards.

The relatively narrow areas of dunes at Brean and Berrow where the beaches are in easy reach of the coast road were early targets for a mix of residential, caravan and camping uses from the 1930’s onwards. This initially sporadic development rapidly intensified along the coast road, but a notional “seaward building line” was established in 1958 and subsequently incorporated in the Somerset Coastal Preservation Policy. This has been largely successful in preventing development in dune areas directly fronting onto and visible from the beach.

The Brean village development boundary includes residential plots which extend into the dune area but significant built development will be limited by the seaward building line which is now incorporated as the boundary of the land affected by Policy CNE4.

Much of the Berrow Dunes area is occupied by the golf links of the Burnham and Berrow Golf Club and is also protected as a Site of Special Scientific Interest.”

Where is the Coastal Edge?

The Coastal Edge is a long strip of coastline between Brean Down and the southern end of the Dunes (near Trinity Rise) in Burnham-on-Sea. The topography of the area is low-lying with an undulating dune formation along the coastal part of the designation.

The eastern boundary is defined by the residential curtilages of the properties in Burnham-on-Sea, Berrow and Brean that are closest to the coast, by the Recreation Ground at Berrow and by the Coast Road up until Unity Farm where it then turns westwards towards the coast and attempts to exclude the caravan sites and dwellings within the remainder of Berrow and in Brean; although in some places the boundary cuts through residential curtilages. If this Coastal Edge designation is retained it is recommended that the boundary is amended to match the recently suggested development boundary for Brean. The northern section of the Edge is a large bulbous area of land between the village of Brean, the coast, Brean Down and the River Axe. There are very few buildings within this area and the flat topography and low and sparse hedgerows provide a characteristically open countryside foreground for views out towards Brent Knoll. The only buildings within this area are farm buildings and static caravans. The northern boundary is defined by the public right of way that traverses the base of Brean Down and the Tropical Bird Garden. The western boundary is defined by the Mean High water mark and the southern boundary is defined by the point at which the dunes cease.

What are the current land-uses, types of land-cover and main features of the Coastal Edge?

Due to the large size of the Coastal Edge there are many uses of the land and different types of land cover within it. At the southern end (within the parish of Burnham-on-Sea and Highbridge) there are undeveloped dunes, a caravan site with a clubhouse, a golf course with a club house, scrub land, ponds, a lighthouse and considerably large areas of non-coniferous trees.

Within the parish of Berrow the land-uses and land-cover types also include undeveloped dunes, scrub land, ponds, a golf course and non-coniferous trees but in addition to these features there is also a church and churchyard, rough grassland, a car park and two dwellings within the designation.

Within the parish of Brean the land-uses, land-cover types and features include scrub land, a tennis court, non-coniferous trees, undeveloped dunes, sand, a handful of dwellings, caravan sites, agricultural buildings, a café, tropical bird garden, car parks, shingle, saltmarsh, rough grassland, drainage ditches and ponds.

These land-uses encompass residential, commercial, agricultural and recreational uses and provide numerous ecosystem services. The coastal margin is public Access land and there are a number of public rights of way connecting the Coastal Edge to the urban area.

What are the planning constraints?

The majority of the Coastal Edge is within functional floodplain (EA Flood Zone 3b) although southwards of Grass Lane in Brean the landward side of the Edge (the Dunes) is in lower risk EA Flood Zone 1.

In the south of the Edge there is a Heath and Acid Grassland Stepping Stone, a component of the Somerset ecological network. The western boundary of the Edge abuts the boundary of the Bridgwater bay SSSI and the Severn estuary SAC and SPA. The Mudflats that adjoin the SSSI boundary in Burnham and Berrow are listed as a Priority Habitat. The Dunes themselves are also designated as a site of Special Scientific Interest and parts are designated as a Local Nature Reserve. Parts of the dunes within Berrow are also designated as components of the Somerset Ecological Network (Wetland Core areas and Heath and Acid Grassland Core areas). Further north there is an area of Coastal Saltmarsh that is recognised as Priority Habitat and a Broadleaved woodland Stepping Stone (another component of the Somerset Ecological Network). In Brean, there is a thin strip of coastal sand dunes that has been designated as a County Wildlife Site but is suffering from degradation. The large bulge of land at the north of the Edge is recognised as coastal and floodplain grazing marsh (a priority habitat). The boundary of the bulge extends in to the River Axe channel which is also a part of the Severn Estuary SSSI, SPA, SAC and Ramsar site. The very northern edge is within a priority grassland dispersal area (another component of the Somerset Ecological network).

The north-eastern most corner of the Edge is within the Scheduled Monument designation for Brean Down. There are no other Scheduled Monuments or Conservation Areas or Registered battlefields within the rest of the Edge boundary.

The majority of the site is non-agricultural land, the only area suitable for agriculture is the northern bulge which has been given a grade 3 classification (Moderate to Good) but a more detailed survey is needed to determine whether the soil quality is grade 3a or 3b.

The proposed revision of the Settlement Hierarchy has resulted in a development boundary being drawn for Brean, the Green Edge boundary broadly follows the proposed development boundary but will need to be amended so that they match, to be consistent with the approach taken for other Green Wedge designations. At Berrow the Green Edge boundary is separated from the development boundary by the width of the Coast Road, from the Little Court junction the development boundary and the Green Edge boundary matches up except for the Recreation Ground which is excluded from both the green edge and the development boundary.

The northern ‘bulge’ is within the Levels & Moors – Estuarine Levels landscape character area and the coastal strip is within the Levels & Moors – Sea Edge & Intertidal Zone landscape character area.

Significant changes and proposals

Thirty-nine planning applications have been determined within the Coastal Edge since 2004, all were for minor proposals and only eight were refused. The fact that the proposal was contrary to Policy CNE4 was given as a reason for refusal on four of the decision notices. The refusal of a car park proposal was appealed but the Inspector concluded that the development would result in the erosion of the natural character of the land and dismissed the appeal.

There were no sites submitted for consideration by the 2015 Strategic Housing Land Availability Assessment within the boundary of the Coastal Edge.

Appraisal of the sensitivity of the landscape and visual receptors

Our coastlines are recognised as a nationally important landscape resource and the Brean, Berrow and Burnham-on-Sea area of the district is considered to be a very valuable tourist destination. It is therefore essential that this high quality coastal landscape is protected and enhanced in order to continue to attract visitors to the area. The sensitivity of this Edge landscape is therefore considered to be high.

Conclusions

The dunes and beach are an important component of the District’s Green Infrastructure network, however it isn’t truly necessary for them to also be designated as ‘countryside around settlements’ as they are not strictly an area of countryside. Proposed Local Plan Policy D20a is in place to ensure that the integrity of the Green Infrastructure network is maintained.

However, this Green Edge should continue to be protected by the ‘countryside around settlements’ policy as the area as a whole performs important landscape functions that are unlikely to be protected through green infrastructure policy alone. This area of dunes, beach and countryside meets some of the objectives of the original policy in that it maintains a pattern of urban development which retains links with the surrounding countryside, it retains approach routes and perceptions of a settlement, it protect significant views of the Coast and Brent Knoll and it provides natural corridors and habitats for wildlife.

Whilst a number of applications for minor proposals have been approved since 2004 the existing Policy (CNE4) has been successful in resisting development that could erode the natural character of the land and have a detrimental visual impact. It is the landscape sensitivity of this area that justifies its protection through the continuation of the ‘countryside around settlements’ policy. Figure 16: Green Wedge CNE016 Coast between Burnham and Brean (with site visit photo locations identified)

KEY

Existing Green wedge

Proposed boundary additions

Proposed boundary exclusions

17. Land east of Burnham Site Ref: CNE017 Locality: Burnham-on-Sea Site Area: 198.6 Ha Planning History:

11/11/00007 GTD erection of three 8 metre high floodlights to illuminate sports training area

11/12/00087 GTD erection of building to form toilet and shower block, replacing with new permanent masonry building

11/11/00097 GTD erection of replacement spectator’s stand

11/13/00130 GTD erection of building to form garage/home office on site of existing (to be demolished)

11/13/00131 GTD erection of building to form garage/home office on site of existing (to be demolished) – Listed Building Consent

12/04/00020 REF retention of field shelter, stables, shed, hay barn, container used as store, gravel track and holding area surrounded by post and rail fence

12/05/00017 GTD retention and extension of stables, shed, hay barn, container used as store, gravel track and riding arena

12/07/00010 REF change of use of land from agricultural to recreational, including siting of porta cabin to be used as changing rooms and container for storage of sports equipment, formation of football pitches access and car parking

12/16/00006 REF erection of dwelling and formation of access

12/15/00006 GTD use of land to site a building to be used as a fishing lodge

Description of the Green Edge from the Local Plan 1991 - 2011

“The line of the existing/proposed eastern distributor road forms a defined edge to the eastwards expansion of Burnham-on-Sea and could ultimately become the main holiday access route linking Brean and Berrow to the M5. Defining this road as a long-term edge of urban development will retain a significant piece of Levels landscape as part of the setting of the town.

Views of the imposing profile of the isolated hill of Brent Knoll standing above the coastal levels landscape are a distinctive and memorable feature of this locality. North of Stoddens Road, Crooked Lane and Brent Broad are important countryside access routes for casual walking or access to Brent Knoll and the “green edge” therefore specifically includes these features.”

Where is the Green Edge?

This Green Edge is located to the east of Burnham-on-Sea and Highbridge between the boundary of the urban area and the railway line. The majority of the Green Edge is within the parish of Burnham Without.

The eastern boundary of the Edge is defined by the verge on the western side of the railway line. The northern boundary is defined by the southern edge of the Crooked Lane track. The western boundary is partly defined by the Burnham-on-Sea development boundary and partly by the east side of Love Lane/Frank Foley Parkway. The southern boundary of the Edge is loosely defined by the development boundary although this section should be amended to match it more closely, the estate roads should be excluded from the Green Edge boundary where they form the edge of the urban area but are excluded from the development boundary as is consistent with the approach taken for other green wedges.

The landform of the site is flat and low-lying (below the 10m contour line). The only raised areas are the embankments where the two roads cross over the railway line, at Edithmead Bridge and on the Queens Drive.

What are the current land-uses, types of land-cover and main features of the Green Edge?

The site is largely agricultural land with an extensive network of drains. The field boundaries are haphazard in shape and contain mature hedgerows and tress, but no woodland areas.

The only residential properties within the site are those at Middle Burnham around the Stoddens Farm area. There are two roads crossing through the site, the B3140 (Queens Drive) and Stoddens Lane.

The sportsgrounds occupied by the Burnham Association of Sports Clubs are located within the north-west corner of the Green Edge. The sports grounds provide a range of recreational facilities such as rugby pitches, cricket ovals and an archery range. The Worston Bridge Ponds, the Worston track and the Love Lane/Stoddens Road verge and Crooked Lane provide informal outdoor recreation space.

There are few accessible natural greenspaces within the east of Burnham, the three public right of way routes that do pass through the Green Edge provide some accessibility to the wider countryside for Burnham-on-Sea and Highbridge residents but the footpaths are not sufficiently extensive enough to qualify as meeting Natural England’s Accessible Natural Greenspace standard (based on the findings of the Sedgemoor Accessible Natural Greenspace Analysis Report). What are the planning constraints?

The whole of the site is in EA Flood Zone 3 (although not functional floodplain 3b).

Almost the entire area is a Priority Habitat (coastal and floodplain grazing marsh) except for two small patches off of Stoddens Lane. There is a small area of a Priority Grassland dispersal area at the north of the Edge; this is a component of the Somerset Ecological Network.

There are no scheduled monuments, registered battlefields or conservation areas within the area.

The soil quality is classified as Agricultural Land Classification Grade 3b (Good).

The Green edge is outside of the Burnham-on-Sea and Highbridge development boundary.

The Green Edge is within the Levels and Moors - Levels landscape character area.

Significant changes and proposals

There have been 10 applications determined within the boundary of the Green Edge since 2004. Three of these proposals were refused but only one of these decisions stated the green edge designation as a reason for refusal. The decision notice for the change of use of land to recreational to the south of Stoddens Lane was described as being detrimental to the rural character of the area.

To date, this area has been under little pressure for development but despite this an extensive area of the Edge has been promoted for development within the 2015 Strategic Housing Land Availability Assessment. It is proposed that the total extent of the sites could accommodate nearly 1900 dwellings and they have been identified as opportunity sites although it is not considered to be necessary to allocate this area within the emerging Local Plan in order to meet the land supply required for the period up to 2032.

Appraisal of the sensitivity of the landscape and visual receptors

Once again, this Green Edge is within the Levels landscape. As noted previously this landscape can be susceptible to the negative effects of change due to the flat landform which means that development can only be screened by careful landscaping. This Edge in the Levels landscape is different to other Edges and Wedges in the Levels landscape in that this is a much wider expanse of land with a pattern of larger fields and views out as far as Brent Knoll, whereas the other designated sites were either much smaller in size or were enclosed within physical boundaries. The Levels and Moors are a key characteristic of Sedgemoor’s landscape and so an undeveloped expanse of this type is a particularly valuable landscape resource. In terms of visual receptors the Green Edge is located adjacent to the Queens Road, which is a significant approach road used by visitors. Any development that was detrimental to the perception of the settlement along this route could be detrimental to the important tourism industry in this area. The combination of these factors therefore means that this site has potential to be moderately to highly sensitive to negative change.

Conclusions

The principle of the Green Edge designation in this location should be maintained, the designation partially meets the objective of the original policy in that it maintains a pattern of urban development which retains links with surrounding countryside, it retains the rural character of a significant view corridor for visitors, it protects a significant view of Brent Knoll and it provides a nationally important principle habitat as identified on the Section 41 list of the Natural Environment and Rural Communities (NERC) Act 2006. There are no recommendations for amending the existing site boundary. Figure 17: Green Wedge CNE017 Land east of Burnham (with site visit photo locations identified)

1

KEY

Existing Green wedge 2 Proposed boundary additions 3 4 Proposed boundary exclusions

Photo location and direction

Approximate site boundary of opportunity SHLAA site (not Allocated in the Local Plan)

CNE0017 Site Visit photos

Location 1 – looking West Location 2 – looking North-East Location 4 – looking South-East

Location 4 – looking South Location 3 – looking North Location 3 – looking North-East

Location 2 – looking East (through the hedge) Location 2 – looking South-East Location 1 - East Bibliography

 The NPPF;

 Green Infrastructure Guidance (Natural England, 2009);

 Good Practice Guidance for Green Infrastructure and Biodiversity (TCPA and the Wildlife Trust, 2012);

 Planning Policy Guidance Note 7: Countryside (superseded by PPS7)

 Planning Policy Statement 7: Sustainable development in rural areas (superseded by the NPPF)

 A review of the approach taken by other Council’s;

 Green Infrastructure Strategy (Sedgemoor, 2011);

 Guidelines for Landscape and Visual Impact Assessment 3rd Edition (Landscape Institute and IEMA, 2013);

 Landscape Assessment and Countryside Design summary (Sedgemoor, 2003);

Appendix A: Sedgemoor Landscape Assessment and National Character Area summaries

Extracts from Natural England: National Character Areas

NCA Profile 141: Mendip Hills (NE416) - Summary

“The striking landform of the Mendip Hills rises abruptly from the flat landscape of the Somerset Levels and Moors to the south. This Carboniferous Limestone ridge, with its more weather-resistant sandstone peaks, illustrates the classic features of a karst landscape, the result of the response of the soluble limestone to water and weathering, creating surface features, complex underground cave and river systems, gorges, dry valleys, surface depressions, swallets, sink holes and fast-flowing springs. Such natural features have interacted with human influences to result in complex ritual, industrial and agricultural landscapes extending from the prehistoric period to modern times.

This is a rural area, with only 2 per cent of the land being classified as urban. Around 53 per cent of the area lies within the Mendip Hills Area of Outstanding Natural Beauty. There are four Special Area of Conservation designations and two National Nature Reserves. The concentration of 29 geological and mixed-interest Sites of Special Scientific Interest demonstrates the geological importance of this relatively small National Character Area (NCA). The area is renowned for its tranquillity and inspirational qualities, offering views right across Somerset to Dorset on a good day and to the Isle of Avalon – Glastonbury Tor. The NCA is a net contributor of water, the Mendip aquifer supplying water to Cheddar, Blagdon and Chew Valley lakes, which provide much of the water supply for the Bristol area, and also possibly to the hot springs in Bath. The NCA provides many recreational opportunities and is particularly of interest to cavers and potholers. Cheddar Gorge and Wookey Hole are key tourist attractions.

Large-scale quarrying continues, particularly in the eastern part of the NCA, and there is continuing pressure for expansion, with associated impacts on landscape, tranquillity and hydrology. Lack of, or inappropriate, management threatens areas of habitat and geological and historical interest. Light pollution from development threatens the extent of the recognised dark skies and out-of character development is a continuing risk to the essential nature of the area.”

NCA Profile 142: Somerset Levels and Moors (NE451) - Summary

“The Somerset Levels and Moors National Character Area (NCA) is a flat landscape extending across parts of the north and centre of the historical county of Somerset, reaching from Clevedon near Bristol in the north to Glastonbury in the east and Ilchester and Langport in the south. The Somerset Levels and Moors NCA is dissected by the Mendip Hills NCA and the Mid Somerset Hills NCA, notably the limestone ridge of the Polden Hills. The western boundary is formed by Bridgwater Bay and the Bristol Channel beyond. The landscape blends almost seamlessly into the Vale of Taunton in the south-west and into the Yeovil scarplands to the south. This is a landscape of rivers and wetlands, artificially drained, irrigated and modified to allow productive farming. The coastal Levels were once mostly salt marsh and the meandering rhynes and irregular field patterns follow the former courses of creeks and rivers. They contrast with the open, often treeless, landscape of the inland Moors and their chequer-board-like pattern of rectilinear fields, ditches, rhynes, drains and engineered rivers, and roads. Today, the Levels and Moors have many similarities but their histories are quite distinct. The Levels landscape was probably established by the time of the Norman Conquest while the Moors remained an open waste until enclosure and drainage between 1750 and 1850. Water is an ever-present element in the NCA; water from a catchment area four times the size of the Levels and Moors flows through the area, often above the level of the surrounding land. Much of the area lies below the level of high spring tides in the Bristol Channel.

The biodiversity of the area is of national and international importance, reflected in the designation of 13 per cent of the NCA as Sites of Special Scientific Interest, a Special Protection Area (SPA) and a Ramsar site. The Severn Estuary Special Area of Conservation, SPA and Ramsar site lie immediately adjacent. More than 43,000 ha, two-thirds of the area, is classified as flood plain and coastal grazing marsh priority habitat; the largest lowland grazing marsh system in Britain. Wildlife abounds, most notably large assemblages of wetland and wading birds; more rare and scarce birds, such as the bittern, great white egret and recently reintroduced cranes; and both common and rare invertebrates and aquatic and wetland plant life, such as the greater water parsnip.

The area is a popular destination for both traditional seaside visits, to places such as Weston-super- Mare and Burnham-on-Sea, and to access the abundance of wildlife in the many nature reserves, including four National Nature Reserves. Coastal realignment at the Steart peninsula – the largest project of its type in Europe – has created extensive new areas of habitat. The area also contains a wealth of archaeological and heritage assets of national and international importance, much within the waterlogged soils across the area, illustrating the environmental history of human occupation and management of a wetland landscape extending over more than 6,000 years.

The deep peat deposits and wetland habitats, as well as the coastal and estuarine muds, soils and habitats store and sequester large quantities of carbon. Exhausted peat workings have been converted to create nature reserves rich in biodiversity. Peat continues to be extracted. The area also has a rich geodiversity of national importance, including classic preserved sequences of 350- million-year-old volcanic rocks of Early Carboniferous age as well as the 125,000-year-old ‘Burtle Beds’.

As a result of the soil quality, favourable climate and the availability of water, the area produces lush grasslands and, subsequently, notable volumes of meat and dairy produce; however, much agricultural activity is dependent on the management of water levels and flooding and a fragile balance between water and farming exists. Seasonal and unseasonal flooding, affected by the changing climate, presents a challenge to the agricultural productivity of the area, to some of the species and habitats present and to some homes and livelihoods.

Conversely, drought sometimes also challenges farming and the wildlife that depends on the presence of water. Addressing the challenges of flood risk and the environmental and economic consequences requires consensus and partnership working from those most likely to benefit from the long-term sustainability of the area. Most of this NCA is a deeply rural, pastoral landscape.”

NCA Profile 143: Mid Somerset Hills (NE564) - Summary

“The Mid Somerset Hills form a number of low hills and ridges rising out of the Somerset Levels and Moors. They lie between the Blackdowns National Character Area (NCA) to the south and the Mendip Hills NCA to the north. The hills have a distinctive, predominantly pastoral character rich in hedgerows, farms and small villages, and often with expansive views over the flat Somerset Levels and Moors NCA to the west. Farming is now mixed, but the area was known for its sheep and leather used in connection with the shoe-making industry at Street.

Many settlements are on islands rising out of the wetlands, such as Wedmore, or at the wetland edge, such as Glastonbury. Small towns and villages such as Somerton and Street lie within the hills in sheltered sites, but other settlements such as Wookey, intermixed with small orchards and paddocks, have more of a wetland edge character, with winding roads closely following the form of the ridges. Many settlements retain a uniformity of building style and materials, perhaps most noticeable in the Lias limestone buildings of Somerton – where the stone is still quarried. Tall church towers are visible evidence of medieval wealth, but none is more dramatic than St Michael’s on Glastonbury Tor, visible for miles across the flat wetlands. The Mid Somerset Hills have strong roots in the past, with most villages mentioned in Domesday Book; they are also celebrated in modern culture, with the internationally known Glastonbury Festival, and the Arthurian legend.

Historic links are particularly strong with the Somerset Levels and Moors. Marsh edge communities living in the Mid Somerset Hills used the Levels and Moors for summer grazing, moving livestock to drier, higher ground in the winter, evidenced by trackways and causeways. This link remains as many of the rivers, such as the Brue, Tone and Parrett, rise to the east or north, cut through this NCA and flow onwards into the Levels and Moors flood plain, where they are often a factor in flooding downstream and nutrient enrichment.

The Blackdown Hills Area of Outstanding Natural Beauty to the south dips into this NCA near Staple Fitzpaine. Ancient woodlands such as at Thurlbear or Swell, species-rich hedgerows with trees and veteran trees lend the area a wooded feel despite having little woodland cover. The NCA is strongly agricultural, but with a mosaic of calcareous grassland along the Polden Hills, neutral grassland and flood plain grazing marsh and woodland, to support species such as the large blue butterfly, lapwing and linnet.”

NCA Profile 144: Quantock Hills (NE489) - Summary

“The Quantock Hills curve inland from the Bristol Channel and provide long, open views from their open moorland and heath-covered ridge. The Quantock Hills National Character Area (NCA) encompasses a variety of landscapes, including upland plateau, wooded valleys and rolling fields.

Such differences in character are given further emphasis by their close juxtaposition within a comparatively small area. The landscape that is created is one of intimacy and diversity. Nearly all of the NCA (96 per cent) is within the Quantock Hills Area of Outstanding Natural Beauty. The area also contains the Exmoor and Quantock Oakwoods Special Area of Conservation and 30 per cent of the NCA is designated as a Site of Special Scientific Interest. At the heart of the Quantocks is the upland plateau, 381 m high. It is covered by heathland, creating the Quantocks’ best known landscape. This heathland is of great ecological value, being home to species such as the nightjar.

The narrow plateau is cut by deep, woodland-filled combes which create a characteristic landform of repeating ridges and valleys.

The lower hills of the NCA are mostly made up of agricultural land. The southern side of the NCA has a network of small, ancient fields whereas the western edge has larger fields, used for arable farming as well as some large parkland estates. The NCA rises out of and is entirely surrounded by the Vale of Taunton and Quantock Fringes NCA, but along its northern edge is only a few kilometres from the sea. The northern fringe of the NCA is on deeper, richer soils based on mudstones, so the fields are larger and arable farming predominates, as well as the growing of miscanthus as biomass fuel.

The Quantocks are rich in artefacts of human history, including bronze-age barrows, standing stones, medieval field patterns and lime kilns. They also have a rich cultural history and served as inspiration for both Wordsworth and Coleridge. Those poets, like people today, were inspired by the accessible wildness of the Quantock Hills, their secret and secluded areas and characteristic wildlife. Some 40 per cent of the NCA is classified as being publicly accessible and so it is popular with visitors, especially during the warmer summer months. The settlement pattern of the NCA is one of scattered single houses, farmsteads, tiny hamlets and small villages. Each village has its own individual style due to the variation of building stones available within the area. There are no main roads in the NCA and little infrastructure to interrupt the long views available from the hill tops.”

NCA Profile 146: Vale of Taunton and Quantock Fringes (NE550) - Summary

“The Vale of Taunton and Quantock Fringes National Character Area (NCA) lies between the Brendon Hills on the edge of Exmoor to the west and the Somerset Levels and Moors to the east. It overlooks the Bristol Channel to the north and the Blackdown Hills Area of Outstanding Natural Beauty (AONB) to the south, and encircles the Quantock Hills AONB. The steep, moorland-topped character of the Quantock Hills and the Brendon Hills and the open character of the clay levels contrast with this area’s lush pastoral character. Panoramic views are gained from these hills across the vale to the coast and are an ecological link between these two areas of moorland. Within the overall character there is considerable variety, united by its lowland mixed farming landscape, with dense hedges, sparse woodland, red soils and settlement pattern.

The area is densely settled with a largely dispersed pattern of hamlets and scattered farmsteads linked by sunken winding lanes. The exceptions are the towns of Taunton, Wellington, Minehead, Williton and Watchet. Taunton and Wellington lie along the M5 corridor; these towns are undergoing considerable expansion and development owing to this main transport route, with associated development along the M5 itself.

Farming has defined this area from the earliest bronze-age settlements. Irregular, medium-sized fields are generally bounded by thick hedges and represent all stages of enclosure. The fertile soils support a mixed farming economy, and traditionally each farm had a cider orchard, although these are gradually being lost. Many manors and parklands are located along the fringes of the Quantock Hills. Dating from at least the 16th century, they provide evidence of the prosperity of the area. Hestercombe House, one such fine example, is also designated as a Special Area of Conservation (SAC) for its lesser horseshoe bats.

Mixed farming systems are the dominant land use. Semi-natural habitats are mostly fragmented. Small patches of limestone and neutral grasslands, small woodlands, hedgerows, rivers and pollarded trees, coastal and flood plain grazing marsh, maritime cliff and slope, intertidal sand and mudflats, fen, marsh and wetland habitats, vegetated shingle and coastal salt marsh are found. At the coast, habitats are more contiguous and interest extends out to sea with extensive areas of mudflats which form part of the Severn Estuary SAC. Bridgwater Bay is designated as a Site of Special Scientific Interest and National Nature Reserve for its succession of coastal habitats and the internationally and nationally important populations of overwintering, passage and migrant waders and waterfowl. The wave-cut platforms between Hinkley Point and Watchet create a significant rock reef system inhabited by a wide range of marine invertebrates. The coastal geology of the NCA is outstanding and is known as Somerset’s Jurassic Coast; rich in fossils, it is a dynamic coastline which has played an important role in our understanding of geology. The rivers Tone and Parrett flow through the NCA, into the adjacent Somerset Levels and Moors NCA, Hinkley Point nuclear power station lies on the far eastern edge of the NCA, prominent in sweeping coastal views.”

Extracts from Sedgemoor’s Landscape Assessment and Countryside Design Summary (2003)

Levels and Moors: The Moors (Peat Moors and Clay Moors)

“Sensitivity to visual impact and capacity for new development / Key principles for new development

4.44 The capacity for new development on the Moors is limited not only by landscape and nature conservation considerations but also by flood risk.

4.45 The opportunity for further infill development at Mark Causeway is very limited but any development / redevelopment must take account of the street scene and respect the pattern and rhythm set by the village’s older buildings and boundaries.

4.46 Very little development is expected in the Moors, with the possible exception of agricultural buildings, extension of existing property and bird hides or other visitor-related facilities. Such proposals should be encouraged to maintain traditional patterns of settlement and building form or, in the case of visitor facilities, use natural materials such as timber and thatch in ways which draw inspiration from the area’s more ancient history.

4.47 The potential visual impact of buildings or structures in areas of open moor is obviously high, but in areas where there are hedgerows or woodland these features could very effectively screen things from view within this flat landscape. However, the views to the Moors from higher ground must also be considered.

4.48 The Moors are often edged by steep slopes which give lofty vantage-points across a wide area and in these circumstances the potential visibility in these views needs to be assessed.” Levels and Moors: The Levels (including Estuarine Levels and Islands in the Moors)

“Sensitivity to visual impact and capacity for new development/Key principles for new development

4.60 The extent of views in this flat landscape is generally dependent upon the extent of tree cover. Low-cut hedgerows often allow long vistas past the pattern of hedges and farmsteads, to distant church towers or the enclosing hills and knolls. But conversely thick hedgerows and trees can be very effective at obstructing views or helping to screen buildings. In the traditional Levels landscape church towers were the only significant landmark buildings and other buildings, which were generally no more than two storeys high, were usually not visible at any great distance. This issue of scale is particularly relevant in this flat landscape and structures such as electricity pylons, the armaments factory at Puriton, and the former milk-processing factory at Bason Bridge demonstrate the more intrusive impact of tall buildings. The larger modern agricultural buildings and industrial units can also tend to be locally prominent due not only to scale but also colour of materials.

4.61 The M5 motorway and the main line railway from Taunton to Bristol run through the Levels, and constitute important view corridors in terms of perceptions of the landscape.

4.62 The approach to the urban area of Bridgwater, from the north or east, is one where the industrial activities create a negative impression of the town, but large industrial and warehouse buildings are an inevitable element of the urban landscape. Careful choice of the colours of the roof and cladding of such buildings is important and whilst there may be limits on the extent to which tree planting can successfully reduce the visibility of large buildings in the wider landscape, it is nevertheless important that landscaping is undertaken with this objective in mind. The extensive tree planting undertaken at the motorway service area near East Brent is an example of how good landscaping helps assimilate necessary development into the surrounding landscape.

4.63 The opportunity for screening of new low level development as viewed from other areas at low elevation means that capacity for development in the Levels is often higher than in many other areas of the District.

This is, however, dependent on the extent of existing tree cover or potential for this to be reinforced by new planting. Sites which lie close to the higher ground and view corridors such as the ridge of the Polden Hills will also need to take account of views from these vantage points.

4.64 Development proposals in the Levels should respect the following:

• the distinctive patterns of the different settlement types • the relationship between locations and the use of local stone or brick as the principle building materials

• views of the settlement in the landscape, particularly the retention or creation of soft edge characteristics (hedgerows and orchards) and careful consideration of rooflines

• the distinctive relationship between areas of high ground and settlement location”

Levels and Moors: Sea Edge and Intertidal Zone

“Sensitivity to visual impact and capacity for new development/Key principles for new development

4.73 The caravan sites at the northern end of the area are very visually dominant from Brean Down, and do not benefit from any tree planting which could soften this impact. Despite a substantial amount of residential and holiday accommodation within dune areas accessible from the coast road, most of the beach between Brean and north Burnham remains backed by natural sand dunes and when viewed from the beach this appears to be a relatively undeveloped coastline.

4.74 Capacity for new development is considered to be low in most of the area. Infill development along the landward side of the main north – south coast road at Brean is considered undesirable as it will sever the visual connections with the rural hinterland.

4.75 Development proposals in the Sea Edge and Intertidal Zone should respect the following:

• the close relationship between landform and settlement pattern

• the impact of development on views especially from Brean Down, Steart bird hides, the beaches or the Parrett Trail

• the need to control the spread of suburban development”

Mendips: the Strawberry Belt and Footslope Villages

“Sensitivity to visual impact and capacity for new development/Key principles for new development

5.34 The landscape at the foot of the Mendip Hills is rich in history and retains many features of medieval origin, from field patterns through to the exceptional villages. The area also lies on a major visitor access route, and is therefore considered both to be important in terms of perceptions of the character of the landscape, and to be of high sensitivity to change. Of particular concern is the nature of village edges, such as that at the northern edge of Axbridge, where insensitive new development could create a major detraction to perceptions of landscape and townscape quality. The settlements are also often visible from vantage points on the Mendip Hills and the Moors.

5.35 Outside the villages the capacity for new development is substantially constrained the AONB designation that affects parts of this zone. Cheddar is an important local service and employment centre, and the Local Plan has allocated land on the south side of the village for extension of the existing Business Park. Integration with the landscape features of the Moors will be important in this case.

5.36 Agricultural or other buildings in this countryside should be carefully controlled in respect of siting, scale, materials and landscaping. In some circumstances, adjacent to through routes or public rights of way, the re-use of local stone may be particularly important. Use of bright or discordant colours of sheet cladding materials should be avoided.

5.37 Development proposals should respect:

• the traditional pattern of varied and interesting streetscapes

• the consistent use of local buildings materials

• the opportunity to incorporate elements of the landscape into site plans (especially trees, hedgerows, water courses and footpath links)

• the pattern of high density and urban streetscape in the settlement core, with lower density and softer, planted edges”

Mendips: Scarp Slope, West Mendip Summits and Cheddar Gorge

“Sensitivity to visual impact and capacity for new development/Key principles for new development

5.43 The visual dominance of the escarpment from much of the Levels and Isle of Wedmore, and in longer views from much of the rest of the District, make this area one of high priority for conservation of the landscape.

The scarp slope is within the AONB. The visual impact of the large quarry at Batts Combe is significant, especially on clear days, with the quarry faces visible from Cheddar Moor, Wedmore and the Polden Hills in particular.

5.44 There might occasionally be proposals for agricultural buildings within the more pastoral areas of the scarp; these will have to be controlled particularly carefully in respect of siting, scale, materials and landscaping. 5.45 The scarp slope heathland and deciduous woodland are important in creating a perception of an untamed landscape. The extensive bare profile of the Mendip skyline when viewed from the south is an important aspect of this landscape and would be adversely affected by the erection of any additional masts, pylons, wind turbines or similar structures.

5.46 Little new development is expected, but where it does occur, particular attention should be paid to:

• the use of local building materials

• the use of screening elements such as hedgerows, orchards and other trees”

Mendips: Mendip Plateau

“Sensitivity to visual impact and capacity for new development / Key principles for new development

5.51 The topography and general lack of tree cover is such that in most locations any new development could be highly visible from the roads or public rights of way across the plateau. The whole zone is within the Mendip Hills AONB and development will be strictly limited. If the need for new agricultural buildings arises they will need to be sited and designed with particular care. Tree planting in copses could help absorb farm buildings into the landscape, in a manner which would be consistent with the character of the Mendip plateau. The repair of dry stone walls would help to retain local character.”

Mendips: Shipham Slopes and Valleys

“Sensitivity to visual impact and capacity for new development/key principles for new development

5.57 With the exception of the main built-up area of Shipham, the whole of this zone is within the Mendip Hills AONB. The undulating topography and tree cover may give scope for new agricultural buildings to be sited unobtrusively but conversely exposed visible locations should be avoided if possible; if unavoidable then special care with design and landscaping will be required. Landscape enhancement in the form of tree planting in copses or hedgerows and the repair of dry stone walls may be appropriate.

5.58 Little development is expected, but where it does occur, particular attention should be paid to:

• the use of local building materials

• the distinctive spatial patterns in different parts of Shipham • the use of dry stone walls within both rural and settlement areas”

Mendips: Brean Down

“Sensitivity to visual impact and capacity for new development

5.61 There has been some restoration work at Brean Down Fort but, with the exception of that site, no other new buildings or structures are likely to be acceptable on this National Trust site.”

Lowland Hills: Isle of Wedmore

“Sensitivity to visual impact and capacity for development/Key principles for new development

6.32 The village of Wedmore is the only significant settlement in the area, and yet has little visual impact on views from the Cheddar/Wells corridor, due to its location in a fold of the hills and the richness of tree cover. Development on the edges of the urban area could, however, create a noticeable impact to the north west if this is carried out insensitively.

6.33 The gentle gradient of most of the hillsides creates an indistinct boundary between the Levels and Moors and the higher ground, and the dispersed pattern of settlement reinforces this character. Landscape change higher on the hillsides, however, will be visible from the Levels and Moors and from the Mendips and Polden Hills.

6.34 Capacity for major new development is therefore considered to be low, but infill development in the smaller settlements is likely to be capable of being absorbed.

6.35 Development proposals in Wedmore should respect:

• the historical pattern of urban streetscape and open spaces in the core area

• the consistent use of local building materials

• the sensitivity of hilltop areas to new development

• the importance of trees, within and at the edges of the village

6.36 Development proposals in the smaller settlements should respect:

• the pattern of development along the main road creating interesting and varied frontages

• the consistent use of local building materials

• the softened edge characteristics”

Lowland Hills: Polden Hills

“Sensitivity to visual impact and capacity for development/Key principles for new development

6.47 The visual prominence of the Polden Hills and the variety and richness of its landscape promotes it as a high priority area for conservation. In particular, the western end of the hills and the southern hillocks have a high value in terms of views from lowland areas.

6.48 The A39, running along the ridge for much of its length, has a sequence of views over the Levels and Moors, broken and framed by the sometimes linear pattern of woodland, and this represents an important view corridor. Views from the western end of the ridge towards Bridgwater, however, are to the mixed industrial and residential areas on the east side of the town.

6.49 Capacity for new development is considered to be limited in all areas of the Polden Hills. Tree planting at village edges would help to absorb modern housing developments into the surrounding landscape. Similarly tree planting in the vicinity of modern agricultural buildings, perhaps as small copses, would be of benefit. Such additional woodland should be of appropriate native species and would be of benefit not only to landscape character but also to wildlife.

6.50 Development proposals on the north side of the ridge should respect:

• the rectilinear streetscape pattern and integration with lanes and field pattern

• the close relationship of buildings to street edge

• the use of stone boundary walls

• the consistent use of local building materials

• the soft edge characteristics

• the importance of key buildings and mature parkland trees

6.51 Development proposals on the south side of the ridge should respect:

• the organic streetscape pattern and more linear development layout

• the consistent use of local building materials

• the soft edge characteristics”

Lowland Hills: Isolated Hills

“Sensitivity to visual impact and capacity for development / Key principles for new development

6.57 Brent Knoll and Nyland Hill are significant focal points and landmark features which could be adversely affected by new buildings. All development, including agricultural buildings, should be very strictly controlled. Planting of coniferous hedgerows to provide screening near properties on the flanks of Brent Knoll has introduced an alien feature which fails to respect the established character given by broadleaved woodland and hedgerows.

6.58 Pawlett Hill is less prominent topographically but because of its location on the crest of the hill, expansion of the village is potentially visible in the surrounding landscape. Development of the former Manor Hotel site is particularly exposed to view approaching Pawlett from the north on the A38; peripheral sites such as this require particular care over design and landscaping. The southern face of the hill is significant in views from the River Parrett and surrounding Levels.

6.59 New development in the village of Pawlett should, in addition to taking account of visibility in the landscape, respect the characteristic features identified for Polden Hills villages.”

Lowland Hills: Quantock Foothills

“Sensitivity to visual impact and capacity for development/Key principles for new development

6.70 The higher areas adjacent to the Quantock AONB boundary are important in terms of developing the setting of the higher quality landscapes beyond, and in particular the old parkland landscapes are a valuable landscape resource.

6.71 Mixed deciduous woodland and hedgerow trees are a characteristic, but declining, component of this lowland landscape; where present, tree cover will generally offer opportunity to minimise the impact of new development in the countryside. Capacity for new development is considered low in the smaller settlements, and reaching the limits of acceptability in the larger settlements.

6.72 Development proposals in the larger settlements should respect:

• the traditional relationship of buildings to the street, leaving no undefined open space

• the consistent use of local building materials

• use of specific local materials such as Stowey cobbling

• the soft village edge characteristics

• the use of stone boundary walls

6.73 In the smaller settlements, proposals should additionally address: • maintaining varied and interesting street frontages

• the desirability of allowing views out to countryside from between houses”

Lowland Hills: Stockland Hills

“Sensitivity to visual impact and capacity for development / Key principles for new development

6.81 The A39 separates the Stockland Hills from The Quantocks and those areas visible from this important holiday route should be regarded as sensitive. A long-distance walking route, the River Parrett Trail, also skirts the area. Copses, coverts and other woodland blocks are a feature of this area which, together with remaining hedgerows, provide some opportunity for buildings to be absorbed into the landscape. Conversely, tree and hedgerow removal in some localities has significantly reduced this potential.

6.82 The hill at Cannington Park was a hill fort site. The woodland cover on its crest and north side makes this a locally prominent landscape feature, particularly in views from the Combwich road to the north-east. Unfortunately a quarry mars this view.

6.83 Other than development for which a countryside location is necessary, new building will be in the villages. New development proposals should respect:

• the linear settlement pattern or other street characteristics, aiming to harmonise with existing street scenes through the appropriate use hard/soft boundaries and the grouping of buildings

• the use of local building materials; (lias limestone is predominant in Stockland Bristol but elsewhere a more diverse mix of stones, brick and render may be appropriate)

• visibility in the wider landscape, including the colour of roof materials and tree planting to achieve soft village edge characteristics”

Quantock Hills: Quantock Hills and Combes

“Sensitivity to visual impact and capacity for development / Key principles for new development

7.25 All areas within this zone are considered to be of high priority for conservation and enhancement, and any proposals for new development will be very carefully assessed. Whilst the combes are often fairly hidden from long distance views, most land in this area can be seen in views within and across the AONB, both from the hilltop summits and the many lanes that cross the area.

7.26 Most of this “character area” lies within the designated Quantock Hills AONB. Near Enmore and Goathurst the land outside the AONB includes three parkland estates. This is therefore an area where new development will be severely restricted. The key characteristics which new development proposals should respect are:

• integration with the landscape through the retention/planting of hedgerows, woodland and orchards

• designs in keeping with the scale and form of traditional buildings

• harmonise with traditional siting patterns e.g. sheltered location and proximity to stream courses, and loose-knit clustering of buildings

• the consistent use of local building materials”

Quantock Hills: Quantock Summits

“Sensitivity to visual impact and capacity for development / Key principles for new development

7.35 This upland area is entirely within the AONB. New development will be strictly controlled and limited to that for which there is a particular need. The large forest areas have shown themselves capable of absorbing recreational uses and car parks and may have the capacity to accommodate new buildings without adverse impact on the wider landscape.

7.36 The high visibility of the upland ridge and the importance of protecting the sense of remoteness mean that the siting, design and landscaping of any new structure or building will require particular care.”

Appendix B: Review of approaches taken by other Councils

Existing Green Wedge Proposed/New green Appraisal Council policy wedge policy methodology

Local Plan 1999 EN38 Protection of Green No specific policy but S5 wedge refers to the protection of No evidence of a (saved in the 2007 Allerdale green infrastructure and green wedge iteration and saved as the prevention of review policy S5 Development coalescence. Principles in the 2014 Local Plan) Boundary review prior to identifying Highlights the importance them on the Local Plan 2003 had of gaps as green proposals map Strategic gap and Local infrastructure and protects (proposals map gap policies (saved in settlement identity, Arun also has a GI Local Plan 2014 as SP3 development isn’t ruled out network map for gaps between completely. Supplementary each settlement). settlements) to the development Boundary review boundary policy. not provided in the evidence base. Green Wedge Blaby review 2009 Calderdale Not in the UDP. Green Belt review. Green Wedge Charnwood review 2011 and methodology 2009 Draft Core Strategy 2013 policies include CP16 Green Green Wedge Derby City Infrastructure, CP17 public Review 2012 green space and CP18 green Wedges Green Wedge policy retained in the Local Plan East Devon None adopted 2016, saved from the previous Local Plan Background paper on gaps between settlements 2011 CP23 gaps between (no maps, no East Hampshire settlements discussion of planning pressure and no policy context) Strategic Gaps policy in Preserved as a settlement Gosport the 2006 Local Plan (two gap within the Spatial None gaps) Strategy policy in the 2015 Local Plan. Not mentioned in the new Green Wedge policy in Hambleton Local Plan Issues and None the 2008 DM DPD options document Green Wedge policy EV2 Green wedge and Separation of Both policies saved in the Harborough Review 2011 and settlements EV3 in Local 2011 Core Strategy updated 2015 Plan 2001 Green Wedge Harlow Review 2014 Review of local Green wedges identified as Landscape C10 Green Wedge policy a local landscape designations: Harrogate in the 2001 Local Plan designation in the 2009 green wedges (saved in 2007) Core Strategy 2011 [looks really useful] Hinckley and Green Wedge

Bosworth review 2011 Their site allocations dpd has allocated set No green wedge policy in percentages of their Ipswich the 1997 Local Plan or N/A housing sites to be open 2011 Core Strategy space. No Green Wedge policy. No green wedge policy in No green wedge in the joint Kettering the 1995 Local Plan core strategy None saved in the Core Lancaster Green Belt Review Strategy No policy in the 2003 Green Infrastructure policy Lewes Local Plan in the CS Green gap allocated as a Local Green Space within a No obvious policy in the Mendip Wells Spatial Strategy 2002 Local Plan housing allocation in the Local Plan Part 1 2014 Stockton-on-Tees Review of Green

Borough Wedges 2014 Green Wedge Taunton Deane Assessment 2015 Green Wedge Vale of Glamorgan background Paper 2013 Strategic Green Wrexham Wedge Review 2016

Appendix C: Desktop Study and Site Visit assessment form

Green Wedge Review - site assessment form Name:

Ref:

Parish:

Site Area:

Date and time of site visit:

Relevant policy constraints/limiting factors to development:

AONB Flood Zone

Development Boundary Soil Quality

Nature Conservation Designation Heritage assets/Building character

Landscape Character Area

Main features of the site:

Characteristics applicable to fulfilling the objectives of the Green Wedge policy (CNE4): Does it is provide accessible countryside for local people? Does it have special significance as the setting for the settlement? Does it contain hedgerows, trees and woodland which are important in helping to absorb the settlement into its surrounding landscape? Does it support a pattern of urban development which retains links with surrounding countryside? Does it form part of an approach route and perception of a settlement? Does it prevent the coalescence of adjacent settlements? Does it protect and enhance significant views? Does it provide natural corridors and habitats for wildlife?

Landscape elements and Characteristics applicable to fulfilling the functions of Green infrastructure: Does the site have biodiversity value i.e. a component of the ecological network or a designated conservation site? Does the site provide an Ecosystem Service i.e. energy production, energy conservation, food production, productive landscape, flood attenuation, water management or cooling effect? Is the site multi-functional, i.e. access, recreation, leisure, habitat provision, access to nature, landscape setting and context for development? Is there a Park or Garden within the site, i.e. urban park, country park or formal garden? Does the site contain Amenity Greenspace, i.e. informal recreation space, housing green spaces, domestic gardens, village greens, urban commons, other incidental greenspace, green roofs or street trees? Does the site contain natural or semi-natural urban greenspace i.e. woodland, scrub, grassland, heath, moor, wetlands, open and running water, wastelands, disturbed ground, bare rock habitats (cliffs, quarries and brick pits) within the urban or urban fringe of any recognised settlement? Does the site contain any Green Corridors, i.e. rivers and canals including their banks, rhynes and drains, beaches, dunes and coast, road and rail corridors with grass verges/embankments, cycling routes, footpaths, bridleways, access land and rights of way? Does the site contain any Other land use types that constitute Green Infrastructure, i.e. allotments, community gardens, churchyards, cemeteries, orchards, burial grounds and crematoriums?