Employment Land Review Stage 1 Report

Home , Economy of Somerset, Williton

on behalf of West Somerset District Council May 2009 Contents

1.0 INTRODUCTION

2.0 ECONOMIC OVERVIEW

3.0 SITE APPRAISAL METHODOLOGY

4.0 STAGE 1 SITE APPRAISALS

5.0 CONCLUSIONS AND RECOMMENDATIONS

Appendix 1: Summary Response Report and Stage 1 Brief

Appendix 2: Site Summary Table

Date Issued: May 2009 Document Status: Final Revision: 3 Author: JL Checked by: JL Authorised by: JL

This report is confidential to the client. Hunter Page Planning Limited accepts no responsibility or liability to any third party to whom this report, or any part of it, is made known. Any such party relies upon this report entirely at their own risk. No part of this report may be reproduced by any means without prior permission.

2 1.0 Introduction

1.1 The purpose of an Employment Land Review is to make an up to date assessment of the demand for and supply of land for employment in a particular area. The aim of Stage 1 of the Review is to take stock of the existing situation with regard to employment sites in West Somerset outside the Exmoor National Park area.

1.2 A brief for Stage 1 was sent to 15 key consultees in January 2007 representing statutory consultees, agents and chambers of commerce. A consultation summary report together with the finalised Stage 1 Brief is at Appendix 1.

1.3 Information was received from West Somerset District Council in late April 2009 to allow the Stage 1 Review to be undertaken. An overview of the economy of West Somerset was compiled, and the sites and allocations were evaluated against various criteria, in accordance with the 2004 Government guidance on Employment Land Reviews.

1.4 The report provides information on the economy of West Somerset, a methodology for the Stage 1 site appraisal, a full appraisal of each of the thirty six sites, and conclusions/recommendations for the next phase of the Review.

3 2.0 Economic Overview

2.1 Context 2.2 Economic Activity In West Somerset 2.1.1 West Somerset is a rural district situated on the 2.2.1 Census data from 2001 for economic activity of boundaries of Exmoor National Park and the persons aged 16-74 years for the regions of West Bristol Channel with a population of 35,300 which Somerset, Somerset, South West and England represents an increase of some 20% over the past reveals the following notable trends: 25 years (NOMIS, 2006). Population projections are • The number of people employed on a full-time for a further increase of 14% over the period 2006 basis in West Somerset amounts to 28.6%, which to 2031 (ONS 2008). The population is also forecast is 10% less than for Somerset as a whole. to become more elderly with the over 65 age group increasing by 67% from a comparatively high 28.3% • West Somerset has a greater percentage of self in 2007 to just over 40% (ONS 2008). In contrast the employed people at 15.4% than the figures for 25-34 age group is projected to remain static with the Somerset, the South West and England at 11.1%, 35-49 age group to decline by 19% (ONS 2008). 10% and 8.3% respectively.

2.1.2 Principally the urban area of West Somerset includes • Unemployment rates for West Somerset are 2.9 Minehead, Williton, Dulverton and Watchet. The main %, which is greater than Somerset and the South centres of Bristol, Taunton, and Exeter are located West at 2.5% and 2.6% respectively, however approximately 65 miles, 25 miles and 50 miles from unemployment rates in West Somerset are Minehead respectively. lower than the national figure at 3.4%. These figures relate to unemployed people who are 2.1.3 The tourism industry dominates the economy of economically active. West Somerset, however a reliance on tourism and a decline in the long stay resort tourism sector, has led • West Somerset has a significantly greater number to a predominately seasonal, low wage economy. As of retired residents at 22.2% than for the other a result this has led to out migration of workers on regions shown. a daily and permanent basis to other centres in the 2.3 Employment Sectors In West Somerset South West of England. 2.3.1 According to Miller, Cousins and Roger Tym and 2.1.4 A comprehensive review of the West Somerset Partners (2005) there are two main sectors of industry economy is not intended within this report, as work within West Somerset which account for the majority in this area already exists elsewhere particularly the of employment in the district. The first sector, West Somerset Economic Strategy, however this which relates to tourism, is distribution, hotels and provides an overview of the key economic indicators restaurants amounting to 39.1% of workplace based which have been extracted from information employment. This sector largely provides seasonal resources such as the Office of National Statistics, low wage employment, however many operators NOMIS, and reports produced by Clive Miller, Lyn now offer low-cost off season breaks which attract Cousins and Roger Tym and Partners. visitors to the main towns all year. Key employers in this sector include Butlins Holiday Park and Dunster Castle. Employment in this sector on a national basis only accounts for 24.6% of jobs.

2.3.2 The second main employment sector is public administration, education and health which accounts for 27.8% of employment. Key employers in this sector include West Somerset Council, Minehead Hospital, West Somerset Community College and Exmoor National Park Authority. Public

4 administration, education and health sector in West Somerset accounts for a greater percentage than this sector nationally at 24.7%. In comparison, the figure for England and Wales amounts to 24.6% and 24.7% respectively.

2.3.3 Industries which are under represented in West Somerset include banking, financing and insurance at 6% together with manufacturing at 7.7%, which are significantly higher in England and Wales as a whole at 19.8% and 13.5% respectively.

Figure 2: Employment by Industry

England & Wales South West Somerset West Somerset Agriculture & Fishing 0.9 1.3 0.3 0.4 Energy & Water 0.6 0.9 1.3 8.5 Manufacturing 13.5 13.4 17.9 7.7 Construction 4.4 4.6 4.4 2.7 Distribution, Hotels & 24.7 26.8 29.5 39.1 Restaurants Transport & 6.1 5.2 3.9 2.2 Communication Banking, Finance & 19.8 16.4 10.8 6.0 Insurance Public Administration, 24.6 26.9 27.8 27.8 Education & Health Other Services 5.2 4.6 4.1 5.6

Source: Miller, Cousins and Roger Tym & Partners (2005)

2.4 Business Structure 2.4.1 The Somerset and West Somerset economies are 2.4.2 In West Somerset, 87.2% of businesses employ ten characterised by a high proportion of small and or less employees, 11.4% employ 11 to 49 staff, and medium sized enterprises. According to Somerset only 1.4% of companies employ over 50 staff. County Council (Economic Digest, 2006), 86% of 2.4.3 Key small business sectors such as creative businesses in Somerset employ ten or less members industries and environmental technologies have of staff. Conversely, it is apparent that only 0.5% shown growth over the past 5 years, but according of firms employ over 200 people, however these to Miller, Cousins and Roger Tym and Partners (2005) companies employ over 25% of the Somerset knowledge based industries are poorly represented workforce. across West Somerset.

5 Figure 3: Business Structure by Employees South West and throughout the UK amounts to 8.6% and 9.5% respectively, which shows that West Somerset has a slower new firm registration take- 2 0 0 + up compared to levels nationally and in the South 5 0 to 1 9 9 West. Overall, de-registrations for VAT businesses outstripped registrations in 2006 indicating a 1 1 to 4 9 decrease in the total number of registered businesses in the District.

Source: NOMIS (2006) & Barclays (2004) 1 to 1 0

2.6 Wage 1Levels 1 to 4 9 2.6.1 Figures for gross annual pay in 2006 indicate that 5 0 to 1 9 9 salaries for West Somerset employees are currently 2 0 0 + 2 0 0 + £26,954 per year, which is marginally below salaries assessed for the South West at £27,145 per year. 5 0 to 1 9 9 However, both these figures are significantly lower 1 1 to 4 9 than the national average at £29,331 per year. 1 to 1 0 2.6.2 The wage levels for West Somerset are greater than neighbouring Somerset Districts perhaps due to the high number of out commuters from West Somerset 1 to 1 0 to other major centres such as Exeter, Taunton 1 1 to 4 9 and Bristol and the fact that the Annual Survey of 5 0 to 1 9 9 Hours and Earnings does not cover the 11.3% self employed in the District. However, the figure for West 2 0 0 + Somerset is lower that the national average and this

Source: Somerset County Council (2006) may be due to the dominance of the tourism industry which is characterised by seasonal low wage jobs. 2.5 Economic Growth 1 to 1 0 Source: Annual Survey of Hours and Earnings 2.5.1 To determine the economic growth and prosperity we [Residence based] (2007) have assessed business information statistics from both VAT registration data and Barclays Bank small 2.7 Skills & Qualifications business survey. Barclays Bank have developed a 2.7.1 The 2006 Annual Population Survey undertaken technique for estimating start-ups through account by ONS reveals that West Somerset has a high opening data, and using their market share they proportion of working age population with no are able to estimate the total number of start- qualifications (18%), compared with a County rate ups. Unfortunately this data does not provide an of 11.3% and a regional rate of 9.8%. This figure is insight into the number of start-ups within each significantly higher than any of the other Somerset administrative area; however in 2005, Somerset had districts. over the previous two years maintained its position 2.7.2 With specific regard to skills for employment, NVQ within the top 10 authorities with the highest business Level 2 is now widely accepted as the minimum formation rate outside London, with a start up rate benchmark for entry level employment requiring basic of 52 per 10,000 per population in 2003, and 138 per skills. In West Somerset 20.9% of those of working 10,000 per population in 2004. age had a skill level of Level 2, the equivalent to five 2.5.2 VAT registration data indicates the number of new GCSE’s at A-C. businesses registering for VAT in 2006 was 4.7%, 2.7.3 West Somerset, however, is substantially under- which represents a total of 85 new firms. The represented among higher level skills with only 12.4% percentage of new firms registering for VAT in the of the working age population holding a Level 4+

6 compared with a regional level of 27.3% and 27.1% 2.9 Summary in England as a whole. 2.9.1 According to the Somerset Economic Strategy, 2.7.4 It is evident that West Somerset education West Somerset is classified as one of the most qualifications have not reached levels achieved economically vulnerable areas of rural Somerset. nationally which may be explained by poor Common characteristics include a lower percentage representation of some employment sectors, and the of residents employed on a full-time basis than dominance of industries related to tourism. Somerset or England; a dominance of tourism on the employment sector with an under representation of Source: Annual Population Survey ONS (2006) Finance, and Banking; and a high proportion of small 2.8 House Prices and medium sized businesses.

2.8.1 Using information obtained from the Land Registry 2.9.2 Wage levels in West Somerset are low in the context Residential Property Price Data (Summer 2007) the of salaries nationally, with a gross annual figure of following information is revealed: £26,954 per year compared to the national wage of £29,331 per year. A disparity between wage levels Figure 4: House Prices (Summer 2006/2007) and average house prices is evident, with house Region 2006 Price 2007 Price % Increase prices in West Somerset being significantly higher From 2006 than across England and Wales. England & £211,453 £207,573 -2% Wales South West £217,222 £216,999 0% Somerset £207,002 £208,863 0.1% West £223,361 £223,361 0% Somerset

Source: Land Registry (2006/2007)

2.8.2 House price data is a useful economic indicator, revealing broad patterns which relate to the cost of living in a certain district or region. From the data above, the average house price in the period between 2006 and 2007in West Somerset was significantly higher than figures for England and Wales, and Somerset as a whole. The average house price across the South West is cheaper but not significantly.

2.8.3 When analysing the percentage increase change from 2006 to 2007, it is apparent that in addition to being significantly more expensive, property prices in West Somerset have maintained their value in common with the South West and Somerset as a whole and in contrast to the decline in England and Wales over the same period

7 3.0 Methodology

3.1 The purpose of this stage of the Employment Land 3.4 Although the extent of this evaluation goes slightly Review is to evaluate selected employment sites further than might be expected at Stage 1, it was against a number of criteria, and to make broad felt that this was necessary to gain a thorough recommendations on their potential future use. understanding of the sites, which in turn would lead to more balanced conclusions and recommendations 3.2 Information was received from West Somerset District on the future of the sites in the later stages of the Council on 36 employment sites and allocations review. which required evaluation. The information received consisted of a site plan, site area, current use and 3.5 Much of the above information was collected through use class. visiting the sites and surveying the likely constraints and opportunities. Other information, for example 3.3 The sites were visited individually, and information on flood risk and public transport accessibility gathered under the following headings: was gathered through the relevant agencies and • Location organisations. Further questions were raised with

• Reference West Somerset District Council, for example site ownership, listed building and conservation area • Current Use status. In many cases, the Stage 1 appraisal flags • Site Area up the need for further investigation, such as in the case of wildlife amenity, where there may be a need • Use Class for specialist assistance in identifying and surveying • Local Plan Allocation? sites for wildlife and habitats. None of the sites are

• Conservation Area? identified as of Strategic Importance in the Regional Spatial Strategy. • Active marketing as employment site? 3.6 The site appraisals section presents each site • Site in single ownership/occupation? separately, and gives as much information as was • Greenfield/Brownfield available under each of the headings above. Further detailed appraisal of the sites will be carried out in • Public transport accessibility the third stage of the Employment Land Review, • Freight access other than by road when the best employment sites will be re-examined.

• Potential environmental impacts of developing site

• Quality, visual appearance, obvious opportunities/ constraints, access, topography, transport

• Residential amenity

• Potential wildlife/biodiversity amenity

• Flooding

• Employment likely to be the only acceptable use?

• Area identified as of strategic importance in the Regional Spatial Strategy?

8 4.0 Site Appraisals

4.1 Post Office Depot, Post Office 4.1.3 Sustainable Development Lane, off Parkhouse Road, The Post Office depot is an urban brownfield site in Minehead, TA24 5AB Minehead town centre. It is accessible on foot to 4.1.1 Site Identification town centre facilities/amenities and by foot or cycle to residential Minehead. Reference: M/01 From Minehead town centre there are good public Current Use: Minehead Delivery Centre, Post Office transport connections to other centres such as depot Taunton, Bridgwater and Williton, as well as many Site Area: 0.1 smaller villages and centres. Minehead is on the West Somerset Railway line which operates only Use Class: B2, B8 seasonal services at present, including stops at Local Plan allocation: No Washford, Watchet and Williton.

Conservation Area: Yes The site is made up of the yard and buildings to the rear of the Post Office building and is accessed from 4.1.2 Market Attractiveness Post Office Lane. The site excludes the former Post The site is in use as a depot and does not appear Office building on Parkhouse Road but includes to be marketed for other uses. It is occupied by engineering works to the rear of numbers 3, 7 and 9 the Post Office, and by Brian Hobbs (blacksmith Parkhouse Road. The engineering works is occupied business). by a blacksmith business and is a well maintained building. The site is flat, and is fully developed, with buildings abutting the road on Post Office Lane. Post Office Lane is narrow and unsuitable for large vehicles. The site is somewhat constrained by being surrounded by two and three storey residential properties and businesses.

There do not appear to be any wildlife/biodiversity issues on the site. Environment Agency flood plain maps suggest that the site would be affected only by extreme flooding from rivers or the sea, with a probability of 1 in 1000 (0.1%) of occurring each year. Drainage does not appear to be an issue on the site.

Although the site is currently in B2 and B8 use, it may be suited in future to B1 (office), C3 or A1-3 uses, given its relatively restricted access and sustainable town centre location.

4.2 Dairy Crest Depot, Tythings 4.2.3 Sustainable Development Court, Minehead, TA24 5NT The Dairy Crest depot is an urban brownfield site in 4.2.1 Site Identification Minehead town centre. It is accessible on foot to town centre facilities/amenities and by foot or cycle Reference: M/02 to residential Minehead. Current Use: Dairy Crest Depot From Minehead town centre there are good public Site Area: 0.12 hectares transport connections to other centres such as Taunton, Bridgwater and Williton, as well as many Use Class: B1/B2 smaller villages and centres. Minehead is on the Local Plan Allocation: No West Somerset Railway line which operates only Conservation Area: No seasonal services at present, including stops at Washford, Watchet and Williton. 4.2.2 Market Attractiveness The site comprises a tight-knit collection of red brick It is unclear whether the site is currently used. It buildings which front the road on both the south and does not appear to be actively marketed, but there west elevations. The buildings are in a reasonable was no activity on the site, although this could be state of repair and the site is flat. due to the time of day of the visit (afternoon). The site is believed to be under the single ownership/ Access to the site along Tynings Lane is shared with occupation of Dairy Crest. residential properties and is very narrow. Both the site and the residential properties front directly onto the lane. Future development on the site would need to have regard to residential properties in close proximity. There do not appear to be any wildlife/ biodiversity issues on the site, which is entirely developed.

Environment Agency floodplain maps suggest that the site is unlikely to be affected by flooding from rivers or the sea.

Although the site is currently in employment use, it has potential as C3 or A1-3 uses. Any future B8 uses on the site may be affected by access constraints, especially for larger vehicles.

4.3 Workshops north of Quirke 4.3.3 Sustainable Development Street, Minehead, TA24 5TZ This is an urban brownfield site in close proximity to 4.3.1 Site Identification the facilities of Minehead town centre. It is accessible on foot to town centre facilities/amenities and by foot Reference: M/03 or cycle to residential Minehead. Current Use: Existing uses include A1 and SG. From Minehead town centre there are good public Minehead Kitchens and Bathrooms, plus motor transport connections to other centres such as garage Taunton, Bridgwater and Williton, as well as many Site Area: 0.37 hectares smaller villages and centres. Minehead is on the West Somerset Railway line which operates only Use Class: B1/B8 seasonal services at present, including stops at Local Plan allocation: No Washford, Watchet and Williton.

Conservation Area: partly within the Conservation The Quirke Street part of the site is set within a Area and partly outside. terrace of small residential dwellings, in a street of similar dwellings. The road is narrow with parked 4.3.2 Market Attractiveness cars on both sides. There is no off street parking to The workshops fronting Quirke Street do not appear serve the Quirke Street side of the site, apart from to be being marketed at present. Part of the site within the motor garage. The Bampton Road side is in use as a garage (west side), and kitchen and currently has a large car parking area and is set within bathroom showroom (east side). The land fronting an area of residential and commercial properties. Bampton Street comprises car parking and industrial The garage part of the site is unattractive at present, premises, which are vacant and being marketed. The and appears at odds with the residential setting. ownership of the site is unknown, and there are at Future development of the site could have significant least two occupiers. impacts on the surrounding residential properties.

There do not appear to be any wildlife/biodiversity issues on the site, which is entirely developed. Environment Agency flood plain maps suggest the site is unlikely to be affected by flooding.

Future uses on this site could include C3 or further A1, which would be in keeping with the nature of the surroundings. B1 (office) could also be a possibility, although parking and access are limited from Quirke Street.

4.4 Workshops south of Quirke 4.4.3 Sustainable Development Street, Minehead, TA24 5TZ The site is an urban brownfield site close to 4.4.1 Site Identification Minehead town centre. It is accessible on foot to town centre facilities/amenities and by foot or cycle Reference: M/04 to residential Minehead. Current Use: A1, B8 and SG From Minehead town centre there are good public Site Area: 0.12 hectares transport connections to other centres such as Taunton, Bridgwater and Williton, as well as many Use Class: B1/B8 smaller villages and centres. Minehead is on the Local Plan allocation: No West Somerset Railway line which operates only Conservation Area: No seasonal services at present, including stops at Washford, Watchet and Williton. 4.4.2 Market Attractiveness The site comprises garages and workshops fronting The workshops south of Quirke Street appear to be in the small residential street. It is a confined space, use as a motor garage, and are not being marketed. with terraced housing either side and opposite the The site is in multiple occupation, and the ownership site. is unclear. As with the site to the north of Quirke Street, access and parking are constraints. Redevelopment of the site could have positive environmental impacts, provided the sensitive location amongst residential properties was taken into consideration. There does not appear to be any wildlife/biodiversity interest on the site.

Environment Agency flood plain maps suggest that the site is unlikely to be affected by flooding. Future uses on this site could include C3, A1-2 or B1 (office), mindful of access and residential amenity constraints.

4.5 Former Telephone Exchange, 4.5.3 Sustainable Development Parkhouse Road, Minehead The former telephone exchange is an urban 4.5.1 Site Identification brownfield site in a residential road close to Minehead town centre. It is accessible on foot to town centre Reference: M/05 facilities/amenities and by foot or cycle to residential Current Use: D1/ SG Minehead.

Site Area: 0.30 hectares From Minehead town centre there are good public transport connections to other centres such as Use Class: B8 Taunton, Bridgwater and Williton, as well as many Local Plan Allocation: No smaller villages and centres. Minehead is on the Conservation Area: No West Somerset Railway line which operates only seasonal services at present, including stops at 4.5.2 Market Attractiveness Washford, Watchet and Williton. Although the site does not appear to be in full use, it The site comprises one long building over two is not being marketed by signs/advertisements. storeys which is next to the road, with car parking behind it. The site was previously in D1 use but is due to be occupied by West Somerset Council as a store in 2009. The building is in some disrepair with broken windows and poor maintenance. The site is flat, and access onto Parkhouse Road is wide with no visibility issues. There are no obvious constraints on the site.

The site is surrounded by residential development on all sides, and therefore future development would be affected by residential amenity issues. There are a number of mature trees to the rear of the site which may have wildlife/biodiversity interest, or the protection of Tree Preservation Orders.

A water course runs near to the site. Environment Agency flood plain maps indicate that the site could be flooded from a river at a probability of 1 in 100 (1%) or greater each year.

Residential or employment uses would be appropriate in this location. However, heavy industrial or intensive B8 uses would probably be inappropriate given the residential nature of the road and immediate neighbours.

8.04.6 Julians Conclusions Laundry, Market House 4.6.3 Sustainable Development Lane, Minehead, TA24 5NW Julians Laundry is an urban brownfield site in the 4.6.1 Site Identification heart of Minehead town centre. It is accessible on foot to town centre facilities/amenities and by foot or Reference: M/06 cycle to residential Minehead. Current Use: A1 and A2 From Minehead town centre there are good public Site Area: 0.25 hectares transport connections to other centres such as Taunton, Bridgwater and Williton, as well as many Use Class: B1/B8 smaller villages and centres. Minehead is on the Local Plan allocation: no West Somerset Railway line which operates only Conservation Area: part inside and part outside seasonal services at present, including stops at Conservation Area Washford, Watchet and Williton. Buildings occupy much of the site, with a small yard 4.6.2 Market Attractiveness for parking and unloading of laundry vehicles. The The site is in use as a commercial laundry, with buildings are redbrick, not modern but in reasonable dwellings and gardens to the rear. It is not being condition. Land at the rear comprises gardens, marketed on site for any other uses. Julians Laundry dwellings and outbuildings. appears to be the single owner/occupier. The 2006 Minehead Enterprise Survey (West Somerset District The site is flat and has no off street parking apart Council) suggests that the current occupiers would from the laundry yard. The lane leading to the laundry like to expand operations on a different site with is extremely narrow (only wide enough for 1 vehicle), good access provision. and there is no pavement. Residential properties are in close proximity to the site. Both the residential properties and the access restrictions would have an effect on suitable future uses for the site.

There do not appear to be any wildlife/biodiversity issues on the site. Environment Agency flood plain maps suggest that this site is unlikely to be affected by flooding. Future appropriate uses on the site could include A1-3, B1 or C3.

4.7 Metropole Garage, North Road, 4.7.3 Sustainable Development Minehead, TA24 5QW Metropole Garage is an urban brownfield site in 4.7.1 Site Identification Minehead town centre. It is accessible on foot to town centre facilities/amenities and by foot or cycle Reference: M/07 to residential Minehead. Current Use: A1, SG, D1 and D2 From Minehead town centre there are good public Site Area: 0.75 hectares transport connections to other centres such as Taunton, Bridgwater and Williton, as well as many Use Class: B1/B8 smaller villages and centres. Minehead is on the Local Plan allocation: No West Somerset Railway line which operates only Conservation Area: part inside and part outside seasonal services at present, including stops at Conservation Area (the garage is in the Conservation Washford, Watchet and Williton. Area, the hall, social club and car park are outside) The site comprises a public car park, St John Ambulance Hall, garage and social club. The garage 4.7.2 Market Attractiveness has an attractive frontage which accesses directly The site does not appear to be being currently onto the busy North Road. marketed and is in use. It has multiple occupiers. The site is flat, and the garage building abuts the road. There is parking on the rear of the site in the public car park. The site appears to be under-used as there was little activity at the time of the site visit, although the garage was open. The site has a variety of retail and residential neighbours, including small terraced houses and flats above shops. To the immediate north of the site are Blenheim Gardens.

There do not appear to be any wildlife/biodiversity issues on the site. Environment Agency flood plain maps suggest that the site could be affected by an extreme flood from rivers or the sea, with up to a 1 in 1000 (0.1%) chance of occurring each year.

The site could be used for employment (B1/ B2) in the future, or could accommodate A1-3 uses, given its highly accessible location just off The Avenue.

4.8 West Somerset Motors, Alcombe 4.8.3 Sustainable Development Road, Minehead, TA24 6BD West Somerset Motors is an urban brownfield site in 4.8.1 Site Identification the Alcombe Conservation Area (confirm). Alcombe is a semi-village location on the edge of Minehead. Reference: M/08 It is accessible on foot or by cycle to town centre Current use: SG amenities and residential Minehead.

Site Area: 0.09 hectares From Minehead town centre there are good public transport connections to other centres such Use class: B1/ B8 as Taunton, Bridgwater and Williton, as well as Local plan allocation: no many smaller villages and centres. The site is Conservation Area: no approximately 1km from Minehead West Somerset Railway station which provides seasonal connections 4.8.2 Market Attractiveness to Washford, Watchet and Williton. The site is The site does not appear to be being marketed, and situated on the A39 transport corridor which also is in use as a car repair and MoT garage. It is in offers good bus connections to the towns and single occupation, but the ownership is unclear. villages of West Somerset.

If the site were to be redeveloped, it would have an impact on Alcombe village centre, since it forms part of the main parade of shops and facilities in the village. The site is occupied by red brick buildings which house the busy garage/workshops. The site is flat and surrounded by retail and residential development, and some community facilities.

Access is directly onto the A39 and the only off street parking is on the small garage forecourt. There is also a small access lane along the side of the garage which serves the rear of houses in Fownes Road and Marshfield Road.

Future development of the site would need to be mindful of residential amenity, and also access arrangements onto the A39. There do not appear to be any wildlife/biodiversity issues on the site which is entirely developed. Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding. Appropriate future development on the site could include A1-3, B1, B2 or C3.

4.9 Former SWEB Depot, Marshfield 4.9.3 Sustainable Development Road, Alcombe, Minehead, TA24 The site is an urban brownfield location close to the 6AG facilities of Alcombe village centre, and approximately 4.9.1 Site Identification 1km from the centre of Minehead. The depot is close to the A39 public transport corridor which offers Reference: M/09 good connections to other centres such as Taunton, Current use: Includes electricity sub-station Bridgwater and Williton. Minehead is also on the West Somerset Railway line which operates only a Site Area: 0. 13ha seasonal service at present. Use Class: B8 Redevelopment of this site would improve the Local Plan allocation: No appearance of this residential area. Currently Conservation Area: No the site is surrounded by high steel railings and occupied by sub-station equipment and buildings 4.9.2 Market Attractiveness which are unattractive. The site fronts onto There is no sign that the site is being actively Marshfield Road and Lower Marshfield Road, which marketed at present. It is still occupied by electricity are relatively narrow residential roads with small sub-station equipment and buildings. It appears to terraced housing and on-street parking on one side. be in the ownership and occupation of SWEB. Future development of the site would need to be sympathetic to the existing residential uses.

On the north easterly boundary of the site there is a hedge which could include some wildlife interest, but other than this the site is completely developed. Environment Agency flood plain maps indicate that the site is not likely to be affected by flooding.

The site could be used in future for C3 or B1 (office), or public open space. Future uses may be constrained by the narrow residential roads which lead from the A39 to the site.

4.10 Business Units, Cats Lane, 4.10.3 Sustainable Development off Vennland Road, Minehead, The site is an urban brownfield site on the edge of an TA24 5DX industrial estate. It is in a central location, therefore 4.10.1 Site Identification accessible on foot to town centre amenities and by foot/cycle to residential Minehead. Reference: M/10 From Minehead town centre there are good public Current Use: B2 transport connections to other centres such Site Area: 0.10 hectares as Taunton, Bridgwater and Williton, as well as many smaller villages and centres. The site is Use Class: B1 approximately half a kilometre from Minehead West Local Plan allocation: No Somerset Railway station which operates only Conservation Area: No seasonal services at present, including stops at Washford, Watchet and Williton. 4.10.2 Market Attractiveness The buildings on the site are of good quality and are There is no sign that the site is being actively well maintained. The site is flat, and is opposite other marketed, and it appears to be in use as a leather industrial units. It is accessed through a residential works and offices. The ownership is unknown but road (Vennland Way). Cats Lane, running along the the site appears to be occupied by a single occupier, east side of the site and serving the main entrance PWL. to it, is narrow and poorly surfaced. There do not appear to be any wildlife/biodiversity issues on the site which is entirely developed. Environment Agency flood plain maps indicate the site has a potential to flood from the sea at a probability of 1 in 200 (0.5%) or greater each year.

Employment uses are likely to be the most suitable for this site, given its location on the edge of the industrial estate, and accessibility to central Minehead.

4.12 Land north and east of Seaward 4.12.3 Sustainable Development Way and south of WSR, Minehead, The land is greenfield and located on the urban edge TA24 5SH between the industrial estate and the holiday centre. 4.12.1 Site Identification There are a number of potential access points from the site onto Seaward Way, which is a major link road Reference: M/13 to the A39. Current use: undeveloped land, used as informal The site is situated approximately 1km from open space Minehead town centre, which offers good public Site Area: 18.40 hectares transport connections to other centres such as Taunton, Bridgwater and Williton, as well as many Use Class: B1, B2 and B8 smaller villages and centres. The site is less than half Local Plan allocation: No a kilometre from Minehead West Somerset Railway Conservation Area: No station which provides seasonal connections to Washford, Watchet and Williton. 4.12.2 Market Attractiveness The site is flat and low-lying and currently consists of The site does not appear to be being actively rough grass, trees, ponds and streams. It is currently marketed at present. The ownership and occupation used as informal public open space, although no are unknown. public rights of way exist on the site. Parts of the site appeared to be wet, suggesting that drainage may be an issue here.

Development in this location would have the effect of loss of open space, and potentially habitat, since it includes a County Wildlife Site which extends across the whole site. There are a range of wildlife habitats on the site including mature trees, boggy areas, ponds, streams, hedges and rough uncultivated grassland.

Residential properties are found on the other side of Seward Way (Mallard Road etc) from the site and would be affected be the development of the site visually.

Environment Agency flood plain maps indicate that the site could be flooded from the sea with a probability of 1 in 200 (0.5%) or greater each year, or from a river with a probability of 1 in 100 (1%) or greater each year.

The site has good access and is large enough to allow for significant new B1, B2 and B8 development. However, issues such as wildlife/biodiversity habitat and drainage would need to be resolved before such decisions could be taken.

4.11 Minehead Enterprise Park, 4.11.3 Sustainable Development Mart Road, Stephenson Road, The site is an urban brownfield site comprising a Hawkesworth Road, Minehead. large area of industrial and commercial properties of 4.11.1 Site Identification all industrial uses. Parts of the site are in use, others are vacant. Some of the land is undeveloped, but Reference: M/11 has been used for storage of timber. Current Use: All industrial use classes, retail and SG. The site is close to Minehead town centre (half a Site area: 11.85 hectares kilometre away) and is accessible on foot to town centre amenities and by foot/cycle to residential Use class: B1, B2, B8, SG Minehead. From Minehead town centre there are Local Plan allocation: 1.2 ha allocated in the Local good public transport connections to other centres Plan (Site 2) such as Taunton, Bridgwater and Williton, as well Conservation Area: No as many smaller villages and centres. The site is approximately half a kilometre from Minehead West 4.11.2 Market Attractiveness Somerset Railway station which operates only Parts of the site are being marketed for new users. seasonal services at present, including stops at There appear to be a number of owners and Washford, Watchet and Williton. occupiers. The environmental quality of the site is low, but there are opportunities for bringing the site into full use and improving its character and appearance. The site is flat and easily accessible even for larger vehicles, with no visibility problems and the wide roads of the Enterprise Park leading out onto Seward Way and the A39.

Residential properties adjoin the Enterprise Park on several sides and therefore may constrain the activities which could be carried out on parts of the site. In terms of wildlife habitat potential, the parts of the site which are not occupied are rough uncultivated scrub/grass. This could form wildlife habitats and should be investigated further.

Environment Agency flood plain maps indicate that the site could be affected by flooding from the sea at a probability of 1 in 200 (0.5%) or greater each year.

Given the site’s sustainable location in urban Minehead and good vehicular access, employment activities (B1, B2, B8) would be most appropriate, as identified in the Local Plan.

4.13 Land north west of Ellicombe 4.13.3 Sustainable Development roundabout, Alcombe, Minehead, The land is a greenfield urban edge site located TA24 6UH adjacent to the A39 and Seward Way. The A39 4.13.1 Site Identification offers good bus connections to Taunton, Bridgwater, Williton and Watchet as well as many of the smaller Reference: M/14 West Somerset villages. The site is approximately Current use: unallocated site within settlement one and a half kilometres from Minehead West boundary Somerset Railway station, which currently offers only a seasonal service, including Washford, Watchet and Site area: 0.93 hectares Williton. Use class: C1, B1 The site comprises a flat grassed field which is used Local Plan allocation: No as informal public open space by those living nearby, Conservation Area: No although there are no public rights of way across the site. The site access is currently a gate onto Mallard 4.13.2 Market Attractiveness Road, but future access points could be made There was no marketing of the site in evidence at directly onto Seward Way or onto the A39 to the the site visit. It is unoccupied at present and its south. ownership is unclear. A modern residential development adjoins the site to the north and west. Some of these properties are bungalows, so privacy and other amenity issues would be particularly important in the development of the site. The site may have wildlife habitats to consider as it contains a number of mature trees. Environment Agency flood plain maps indicate that the north part of the site could be affected by flooding from the sea at a probability of 1 in 200 (0.5%) each year or greater, or at a probability of 1 in 100 (1%) each year or greater from a river.

Potential future uses on the site could include C1, C3 or B1, bearing in mind the proximity of existing residential properties.

4.14 The Vennland Centre, 4.14.3 Sustainable Development Vennland Way/Mart Road, This is an urban brownfield site located on the Minehead, TA24 5DA industrial estate in Minehead. It is situated less than 4.14.1 Site Identification half a kilometre from the town centre of Minehead and is therefore accessible on foot to town centre Reference: M/15 amenities and by foot/cycle to residential Minehead. Current Use: B1, B2, B8, D1 and SG From Minehead town centre there are good public Site area: 0.5 hectares transport connections to other centres such as Taunton, Bridgwater and Williton, as well as many Use Class: B1, B2, B8 smaller villages and centres. The site less than a Local Plan allocation: No quarter of a kilometre from Minehead West Somerset Conservation Area: No Railway station which operates only seasonal services at present, including stops at Washford, 4.14.2 Market Attractiveness Watchet and Williton. The site is in mixed use and does not appear to be The site is flat is occupied by buildings and car marketed for other users. Its ownership is unknown, parking. The old industrial building is used as a and it has a number of occupiers “nursery” for fledgling businesses. Access to the site is reasonable and not unduly restricted. There are several residential properties in close proximity to the site, in particular the flats at Peerage Court on Vennland Way.

There do not appear to be any wildlife or biodiversity issues on the site which is entirely developed.

Environment Agency flood plain maps indicate that the site could be affected by extreme flooding from rivers or the sea at a probability of 1 in 1000 (0.1%) each year. Employment uses (B1, B2 or B8) are likely to be the most suitable for this site, given its situation on the industrial estate, good access and sustainable location close to Minehead town centre.

4.15 Aquasplash, Vulcan Road/ 4.15.3 Sustainable Development Brereton Road, Minehead, Aquasplash is a brownfield urban-edge site TA24 6UT approximately half a kilometre from Minehead 4.15.1 Site Identification town centre. It is accessible on foot to town centre amenities, and by foot/cycle to residential Minehead. Reference: M/16 From Minehead town centre there are good public Current Use: Former swimming pool, D2 transport connections to other centres such Site area: 0.85 as Taunton, Bridgwater and Williton, as well as many smaller villages and centres. The site is Use class: B1, B2, B8 approximately half a kilometre from Minehead West Local Plan allocation: no Somerset Railway station which operates only Conservation Area: no seasonal services at present, including stops at Washford, Watchet and Williton. 4.15.2 Market Attractiveness The site is on the edge of the industrial estate, The site was in use as a swimming pool until 2008 and well located for vehicle journeys to A39 and when the building was demolished and the site beyond, via Seward Way. Vehicular access to the cleared and levelled. The site is currently vacant. site is currently from Brereton Road. There are no near residential neighbours, as the site is bounded by roads, undeveloped land, industrial buildings and the WSC Car Park. There is unlikely to be any wildlife interest on the site since it has until recently been fully developed. Environment Agency flood plain maps indicate that the site could be affected by flooding from the sea at a probability of 1 in 200 (0.5%) or greater each year. The sea front is approximately half a kilometre from the site.

Employment (B1, B2, B8) is likely to be the most appropriate use for this site given its situation on the edge of the industrial estate, good access and sustainable location close to Minehead town centre.

4.16 Rugby Club, off Bircham Road, 4.16.3 Sustainable Development Ellicombe, Minehead, TA24 The rugby club is an urban edge brownfield site 6TR located approximately one and a half kilometres 4.16.1 Site Identification from Minehead town centre, close to the village of Alcombe. The site is on the A39 transport corridor, Reference: M/18 which offers good bus connections to Taunton, Current Use: D2 including changing rooms and Bridgwater, Williton and Watchet as well as many function rooms of the smaller West Somerset villages. The site is approximately one and a half kilometres from Site Area: 2.29 hectares Minehead West Somerset Railway station, which Use class: B1 (office) currently offers only a seasonal service, including Local Plan allocation: no Washford, Watchet and Williton.

Conservation Area: no The site slopes moderately towards the road to the north. It comprises a grassed rugby pitch, buildings 4.16.2 Market Attractiveness which form changing and function rooms and a The site is in use as a rugby club and does not gravelled car park. Whilst the buildings are in good appear to be marketed for other uses. It appears to repair, they are not particularly attractive. The site is be in single ownership and occupation. accessed via a lane off the Ellicombe Roundabout to the north. Access arrangements are good, and would not constrain future development, provided the short lane linking the roundabout to the site were upgraded.

Development of the site as an employment location would result in the loss of a sports facility and open space. It would have an effect on the residential properties which adjoin the site to the west.

Wildlife/biodiversity interest on the site is likely to be limited to the mature trees which form the boundary of the site on the north side, and the hedge which forms the boundary to the south and east sides. Open countryside is found immediately to the south and east of the site.

Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding from rivers or the sea.

The site could be used for employment (B1, B2, B8) or C3, given its ready access onto the A39 and its sustainable location close to the facilities and workforce of Minehead. It is unclear whether this site is likely to come forward for development, and needs clarification.

4.17 Minehead Hospital, The 4.17.3 Sustainable Development Avenue, Minehead, TA24 5LY The hospital is an urban brownfield site in the centre 4.17.1 Site Identification of Minehead. It is accessible on foot to town centre facilities/amenities and by foot or cycle to all parts of Reference: M/20 residential Minehead. From Minehead town centre Current use: Hospital due to relocate in 2010. there are good public transport connections to other centres such as Taunton, Bridgwater and Williton, as Site Area: 0.25 hectares well as many smaller villages and centres. Minehead Use class: B1 (office) and A1, A3, C3 is on the West Somerset Railway line which operates Local Plan allocation: No only seasonal services at present, including stops at Washford, Watchet and Williton. Conservation Area: No The hospital is in use and is in a good state of 4.17.2 Market Attractiveness repair, and has an attractive listed frontage on The There is no advertising on the site to suggest that it Avenue. The site includes a total of three listed is being marketed for future uses. It is in use as a buildings. There is a small car park at the front of the hospital, which is the sole owner/occupier. site. In addition to the listed frontage, there is a less attractive modern extension to the side. On one side of the site, fronting The Avenue there is a restaurant, and on the other, a church. Opposite the site are shops. The site has few residential neighbours.

There does not appear to be any wildlife/biodiversity interest on the site, which is entirely developed. Environment Agency flood plain maps suggest that the site could be affected by extreme flooding from rivers or the sea at a probability of 1 in 1000 (0.1%) each year.

There are a number of options for the redevelopment of this site, including C1, A1-3, B1 and C3, given its highly accessible location in the town centre and attractive listed frontage.

4.18 Land off Brendon Road, 4.18.3 Sustainable Development Watchet This is an urban edge brownfield site close to the 4.18.1 Site Identification town centre of Watchet. Watchet is well served by bus connections to Minehead, Bridgwater, Taunton Reference: WA/01 and Williton, which are regular and frequent enough Current Use: Vehicle/waste storage, grazing land to allow for journeys to and from work. Watchet also has a station on the West Somerset Railway line Site Area: 1.5 hectares which operates only seasonal services at present, Use Class: B1, B2, B8 including stops at Minehead, Washford and Williton.

Local Plan allocation: Yes (1.0 ha allocated, Site 3) The site is set on a steep slope and is bounded by Conservation Area: No the B3190 to the south and the access road into the paper mill to the north. The site is accessible 4.18.2 Market Attractiveness to the B3190, and large articulated vehicles serving There is no advertising on the site to suggest it the paper mill currently use this access. A public is being marketed. It appears to be owned and footpath linking St Decumans to Watchet crosses occupied by St Regis Paper. the site. The gradient of the site may constrain development.

Residential properties on the B3190 overlook the site, and may be affected by future development here. The site is partly a field, and partly storage for the paper mill, and has a number of mature trees and scrub land which may form wildlife habitats.

Environment Agency flood plain maps indicate that the lower (northern) side of the site could be affected by flooding from the sea at a probability of 0.5% (1 in 200) or greater each year. Flood risk from Washford River is reduced by the presence of flood defences. The upper (southern) part of the site is unlikely to be affected by flooding.

Employment (B1, B2, B8) uses are likely to be the most suitable for this site, although development would need to have regard to the residential amenity of overlooking properties. The site has good access onto the B3190, is close to the town centre and the workforce of Watchet and is adjacent to the large paper mill site. The only significant constraint on the site could be its gradient.

4.19 Watchet Products, The Mill, 4.19.3 Sustainable Development Anchor Street, Watchet, TA23 This is an urban brownfield site in the town centre of 0AZ Watchet. The town is well served by bus connections 4.19.1 Site Identification to Minehead, Bridgwater, Taunton and Williton, which are regular and frequent enough to allow for journeys Reference: WA/02 to and from work. Watchet also has a station on Current Use: Workshops and retail/factory outlets the West Somerset Railway line which operates only seasonal services at present, including stops at Site Area: 1.39 hectares Minehead, Washford and Williton. Use Class: B1, B2, B8 The site is flat and comprises a yard and a collection Local Plan allocation: No of buildings in a poor state of repair which are used Conservation Area: Yes as pottery and joinery workshops, retail outlets and some open space. Access to the site is from Anchor 4.19.2 Market Attractiveness Street, which is narrow and unsuitable for heavy There is no advertising to suggest that the site is goods vehicles. being marketed for other uses. The site is occupied Compact terraced residential properties surround the by several different businesses, and its ownership is site, and could be affected (positively or negatively) unclear. A number of units are vacant. A planning by the redevelopment of this site. There is little car application is pending on part of the site for a 64 bed parking on the site, and on street parking in this area care home (C2). is restricted. There may be some potential wildlife/ biodiversity habitats on the site, in the areas of open space and in some of the less well-maintained buildings.

Environment Agency flood plain maps indicate that the site could be affected by flooding from the sea at a probability of 0.5% (1 in 200) or greater each year if there were no flood defences.

Potential uses for the site could include C3, A1-3 or B1 (office), since this is a sustainable town centre location with good transportation links. Given the close proximity of residential properties and the poor access to the site, B2 or B8 uses are unlikely to be appropriate.

4.20 St Regis Paper Co Ltd, 4.20.3 Sustainable Development Wansborough Mill, off Brendon The site is an urban edge brownfield site which Road, Watchet, TA23 0AY adjoins the Local Plan allocation site 3, “Land off 4.20.1 Site Identification Brendon Road”. It is in close proximity to Watchet town centre. Reference: WA/03 Watchet is well served by bus connections to Current Use: Paper mill (B2). Minehead, Bridgwater, Taunton and Williton, which Site Area: 17.25 ha are regular and frequent enough to allow for journeys to and from work. The town also has a station on Use Class: B1, B2, B8 the West Somerset Railway line which operates only Local Plan allocation: No seasonal services at present, including stops at Conservation Area: No Minehead, Washford and Williton. The site in the base of the Washford River valley. It 4.20.2 Market Attractiveness is not fully used at present and is occupied by dated The site is in use as a paper mill and does not appear mill buildings and offices. However the buildings are to be marketed for other uses at present. It appears in use and there are articulated vehicle movements to be in single ownership and occupation. The site on an off the site. There is a large paper storage area area includes a covered reservoir and electricity sub and extensive car parking. station. Extensive contaminated land is likely to be an issue for future uses. Much of the site is flat, and it is accessed via a wide driveway off the busy B3190. Residential properties overlook the site from the B3190. The undeveloped parts of the site are occupied by scrub land, grass and woods, which could form wildlife habitats.

Environment Agency flood plain maps indicate that the site could be flooded from the sea at a probability of 1 in 200 (0.5%) each year or greater, or from a river at a probability of 1 in 100 (1%) each year or greater if flood defences did not exist. The site benefits from flood defences along the Washford River, which runs close to the site.

The site is likely to be most suited to employment uses (B1, B2, B8), given its sustainable location close to the town centre and good access onto the B3190.

4.21 Parsonage Farm, Brendon 4.21.3 Sustainable Development Road, Watchet The site is a rural brownfield location approximately 4.21.1 Site Identification one kilometre to the south west of Watchet on the B3190. Good bus connections are available Reference: WA/05 to Watchet and Minehead passing the site on the Current use: Farm building complex including listed B3190, and further services to Bridgwater, Williton buildings and Taunton also use this route. The site is less than one kilometre from Watchet West Somerset Railway Site Area: 5.4 hectares station. Use Class: B1, B8 The site currently comprises a collection of neglected Local Plan allocation: No farm buildings, a large well maintained farm house Conservation Area: No and an area of undeveloped agricultural land. There are listed buildings within the site but it is not known 4.21.2 Market Attractiveness whether these are the farm buildings or the house. There is no advertising on the site to suggest that The site is flat and would need extensive works to it is being marketed as an employment location. It bring it into use as an employment site. appears to be in single ownership and occupation. There are few residential properties in close proximity. A number of public rights of way cross the site. Access onto the site from the B road has good visibility and there are no obvious access problems. Evidence of wildlife habitats may be found in the neglected farm buildings, for example barn owls or bats, and should be investigated further. In addition there are a number of mature trees, hedges and grassland on the site which could form habitats.

Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding. Employment uses (B1, B2 or B8) are likely to be the most appropriate for this site if it is no longer viable as a farm. It is well located for public transport links, site access is good and it is close to the town of Watchet.

4.22 Business Units, South Road/ 4.22.3 Sustainable Development Wedlakes, Watchet, TA23 0JL The site is an urban edge brownfield location, 4.22.1 Site Identification approximately half a kilometre from Watchet town centre. Watchet is well served by bus connections to Reference: WA/04 Minehead, Bridgwater, Taunton and Williton, which Current use: Business/industrial units are regular and frequent enough to allow for journeys to and from work. The town also has a station on Site area: 0.20 hectares the West Somerset Railway line which operates only Use class: B1, B8 seasonal services at present, including stops at Local Plan allocation: No Minehead, Washford and Williton.

Conservation Area: No The site comprises 8 relatively modern (1980s construction) small business units arranged in an L 4.22.2 Market Attractiveness shape with several car parking spaces to serve each. The Business Units have a sign with the details of Although the information board suggests that that 5 the owner/managers, but other than this they are not of the 7 units are occupied, only 1 appeared to be in being actively promoted. The units appear to be in active use. The buildings are in reasonable condition, single ownership, and there are 5 occupiers. although slightly neglected.

Access to the site is good, although in order to reach major roads, vehicles must pass through residential Watchet. There is little vegetation or other potential for wildlife habitats on the site. The site is surrounded by residential properties, although the nature of the business units, and the current level of activity on the site means that residential amenity is unlikely to be an issue.

Environment Agency flood plain maps suggest that the site is unlikely to be affected by flooding from rivers or the sea.

The business units are relatively modern, and although not well used, are likely to be the best use for this site, other than perhaps C3, given the nature of the surrounding properties.

4.23 Workshops south of Long 4.23.3 Sustainable Development Street, Williton, TA4 4QU This is an urban brownfield site in the town centre of 4.23.1 Site Identification Williton. Williton is well served by public transport and there are frequent bus services to Bridgwater, Reference: WI/01 Taunton, Watchet and Minehead, with many stops Current Use: Small scale industrial and SG activities at other village centres in between. Williton is on the West Somerset Railway line and has a station Site Area: 0.43 hectares on the edge of town. West Somerset Railway links Use Class: B1, B2, B8 Minehead, Watchet, Washford and Williton, although Local Plan allocation: No the service is only seasonal at present.

Conservation Area: No The site comprises 18 small industrial units, of which 11 are occupied. The site is accessed from the A39, 4.23.2 Market Attractiveness and visibility/access arrangements are reasonable. The site is in use for employment purposes. The The units are brick built with corrugated roofs, and ownership of the site is unclear, but there are multiple are mainly well maintained. Residential properties occupiers. surround the site, which is itself tucked in behind the houses on Long Street. Although much of the site is developed, there is some unused land to the rear of the site which comprises a rough grass and some trees, which may provide some wildlife /biodiversity interest.

Environment Agency flood plain maps indicate that the site is likely to be affected by extreme flooding from rivers or the sea at a probability of 1 in 1000 (0.1%) each year.

If the site were to be redeveloped, C3 or B1 (office) uses would be the most appropriate, given the sustainable location in the town and the proximity of residential dwellings.

4.24 West Somerset Free Press, 5 4.24.3 Sustainable Development Long Street, Williton, TA4 4QH This is an urban brownfield site in the heart of 4.24.1 Site Identification Williton town centre. Williton is well served by public transport and there are frequent bus services to Reference: WI/02 Bridgwater, Taunton, Watchet and Minehead, with Current use: Newspaper offices/printers many stops at other village centres in between. Williton is on the West Somerset Railway line and Site Area: 0.14 hectares has a station on the edge of town. West Somerset Use Class: B1 Railway links Minehead, Watchet, Washford and Local Plan allocation: No Williton, although the service is only seasonal at present. Conservation Area: No The site comprises offices and newspaper works 4.24.2 Market Attractiveness in two storey buildings fronting Long Street, and to The site is in use as a newspaper office/printers the rear along North Street. The buildings to the and does not appear to be marketed for other rear have been unused form many years and are employment uses. It appears to be in the single in various states of repair. The buildings on the ownership/occupation of West Somerset Free Press. frontage are well maintained and have no vehicular access. Vehicular access to the site is from the yard on North Street. There is no car parking on the site. Neighbouring uses include retail and residential units. There does not appear to be any wildlife/biodiversity interest on the site. Environment Agency flood plain maps indicate that the site could be affected by an extreme flood at a probability of 1 in 1000 (0.1%) each year.

Future uses on this site could include B1 (office) or A1-3 with C3 above. This site is in a sustainable location in the town centre and although car parking is currently limited, there is parking available in town centre car parks, and good public transport connections.

4.25 Gliddons, Bank Street, Williton 4.25.3 Sustainable Development 4.25.1 Site Identification Gliddons is an urban brownfield site in Williton town centre. Williton is well served by public transport Reference: WI/03 and there are frequent bus services to Bridgwater, Current use: A1 and SG Taunton, Watchet and Minehead, with many stops at other village centres in between. Williton is on Site Area: 0.63 hectares the West Somerset Railway line and has a station Use Class: B1, B2, B8 on the edge of town. West Somerset Railway links Local Plan allocation: No Minehead, Watchet, Washford and Williton, although the service is only seasonal at present. Conservation Area: No The site is comprised of a long shop frontage which 4.25.2 Market Attractiveness runs along Bank Street, and a yard with workshops The site is in use as a shop and repairs workshop and unused land to the rear, accessible from an and does not appear to be marketed for any other access point at the western end of the site. The shop uses. It appears to be under the single ownership frontage on Bank Street is attractive and relatively and occupation of Gliddons. well maintained, while the yard and workshops to the rear are less so. The workshops are housed in dated “Nissan hut” style corrugated buildings.

Access onto the busy A39/Bank Street is not wide and visibility is difficult with parked cars in both directions. This would need upgrading if the site were to be redeveloped.

The site is flat and well located for town centre facilities/amenities. Residential properties, shops and other buildings surround the site. There is unlikely to be any wildlife/biodiversity interest on the site, which is almost entirely developed.

Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding, although much of Williton is at greater risk of flooding.

The site has the potential to offer mixed use development, including employment (B1, B2, B8), A1 and/or C3 uses. The town centre location is environmentally sustainable and public transport links to other settlements are good.

4.26 Land at Roughmoor, Williton 4.26.3 Sustainable Development Industrial Estate, Williton This is a brownfield urban edge site on the outskirts 4.26.1 Site Identification of the town which has been allocated in the West Somerset District Local Plan for employment Reference: WI/04 purposes. Williton is well served by public transport Current Use: B1, B2, B8, A1, SG and there are frequent bus services to Bridgwater, Taunton, Watchet and Minehead, with many stops Site Area: 9.96 hectares at other village centres in between. Williton is on Use Class: B1, B2, B8 the West Somerset Railway line and has a station Local Plan allocation: Yes (Site 5), of which 2.5 ha on the edge of town. West Somerset Railway links remains undeveloped Minehead, Watchet, Washford and Williton, although the service is only seasonal at present. Conservation Area: No The undeveloped part of the site contains a ménage, 4.26.2 Market Attractiveness grazing land, stables and horse shelters. There is Although the site is not fully used, there is no a mix of all industrial uses on industrial estate, plus advertising visible on the site to suggest it is being A1 retail, and SG. Some of the units are small new marketed as an employment location. The ownership industrial units which appear to be intended for office is unclear, but there are many occupiers in the or workshop uses and other older, larger units are various types of units. being used for B1, B2 and B8 uses. The site is flat and the roads are wide and lead directly to the A39.

Residential properties back onto the industrial estate and the site and their amenity would need to be considered in developing the remainder of this area. The site contains trees, scrub, hedges and grassland which could form wildlife/biodiversity habitats. Environment Agency flood plain maps indicate that the site could be affected by extreme flooding at a probability of 1 in 1000 (0.1%) each year.

Employment (B1, B2, B8) is likely to be the most appropriate use for this site, given its good access and sustainable edge of centre location within the industrial estate.

4.27 Former Gliddons Garage, High 4.27.3 Sustainable Development Street, Williton This is an urban brownfield site in the centre of 4.27.1 Site Identification Williton. Williton is well served by public transport and there are frequent bus services to Bridgwater, Reference: WI/05 Taunton, Watchet and Minehead, with many stops Current Use: Vacant car showroom (SG), listed at other village centres in between. Williton is on building and dwelling the West Somerset Railway line and has a station on the edge of town. West Somerset Railway links Site Area: 0.40 hectares Minehead, Watchet, Washford and Williton, although Use Class: B1, B2, B8 the service is only seasonal at present.

Local Plan allocation: No The site is flat and is comprised of a covered sales Conservation Area: No forecourt, a showroom building and a row of small lock-up garages to the rear. The buildings are in 4.27.2 Market Attractiveness a reasonable state of maintenance, but the site is The site is a vacant car showroom and does not not visually attractive at present. The site accesses appear to be marketed for any other purposes at directly on to the A358, and visibility/access present. The ownership of the site is unclear, but it arrangements are unrestricted, although this is a very appears to have a single occupier. busy through-route.

Residential development and shops surround the site, and would need to be given consideration if planning its redevelopment. Apart from a few small trees, the site is entirely developed and so is unlikely to offer any wildlife/biodiversity habitat.

Environment Agency flood plain maps indicate that the site could be affected by flooding from the sea at a probability of 1 in 200 (0.5%) or greater each year, or from a river at a probability of 1 in 100 (1%) or greater each year.

Employment uses (B1, B2, B8) are not the only possible future uses for this site. Its town centre location makes mixed A1-3 and/or C3 viable options.

4.28 Upcott Farm, Bicknoller, Nr 4.28.3 Sustainable Development Williton, TA4 4EY Upcott Farm is a rural brownfield site and comprises 4.28.1 Site Identification a farm house, industrial buildings and car parking. All appear to be occupied and are well maintained. The Reference: RA/01 site is located approximately half a kilometre from the Current Use: Wholesale distribution (butcher) utilising A358 between Bicknoller and Crowcombe. former agricultural buildings Public transport connections from Bicknoller (one Site Area: 1.5 hectares kilometre away) are hourly and link Minehead, Washford, Watchet, Williton and Taunton. Access Use Class: B1, B8 to the site is via a narrow, steep lane from the A358. Local Plan allocation: No Although the site itself is flat, the land around it is all Conservation Area: No steeply sloping. The setting is very attractive with hills, woods and views of the Quantock Hills. 4.28.2 Market Attractiveness There are no residential neighbours except the farm The site appears busy and fully used. There is no house on the site. The nearest properties to the site advertising to suggest that it is being marketed for are approximately half a kilometre away. further alternative employment uses. It is unclear whether there is a single owner and occupier. C&S Part of the site is wooded, and it is surrounded by Warren, butchers, appears to occupy the B8 element, open countryside. It is likely that there are wildlife/ but it is unclear whether the farm is separate or under biodiversity habitats on the site, which should be the same ownership/occupation. explored further. Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding.

Employment (B1, B8), with the existing C3 element is likely to be the best use of this site. It would be inappropriate to intensify use on the site further due to the poor access arrangements, remote location and lack of immediate public transport provision.

4.29 Land to rear of Brushford 4.29.3 Sustainable Development Garage, Brushford, TA22 9AQ This is an urban (village) brownfield site in the 4.29.1 Site Identification centre of Brushford. Brushford is a small village approximately two and a half kilometres south of Reference: RA/02 Dulverton. The site is on the B3222, which is served Current Use: Petrol filling station with garage by regular buses to Dulverton, Wiveliscombe and workshop (SG) and related shop (A1) Taunton.

Site Area: 0.20 hectares The site is flat and accesses directly onto the B3222. It comprises buildings associated with the garage, Use Class: B1, B2, B8 forecourt petrol sales and a yard where timber Local Plan allocation: no is stored. The buildings are slightly neglected. Conservation Area: no Residential properties surround the site and would need to be considered in the redevelopment of this 4.29.2 Market Attractiveness site. There is unlikely to be any wildlife/biodiversity The site does not appear to be marketed as an interest on the site, which is entirely developed. employment site. It is in use as a garage. The Environment Agency flood plain maps indicate that ownership of the site is unclear. There are two the site is unlikely to be affected by flooding. occupiers, as in addition to the garage use, there are timber and fencing sales on the south part of the site. The site is in a sustainable location in the centre of the village and well served by public transport links. It would therefore be suitable either for employment (B1, B2, B8) or C3.

4.30 Land at Fairfield, Brushford 4.30.3 Sustainable Development 4.30.1 Site Identification The site is an urban edge greenfield site just outside the village of Brushford. Brushford is a small village Reference: RA/03 approximately two and a half kilometres south of Current Use: Greenfield site, agricultural land Dulverton. The site is on the B3222, which is served by regular buses to Dulverton, Wiveliscombe and Site Area: 0.5 hectares Taunton. Use Class: B1, B2, B8 The site is currently a sloping grassed field with Local Plan allocation: Yes, (Site 6) several trees. There is a high hedge running along the Conservation Area: No boundary with the B3222, and there does not appear to be any direct access to the B road from the site. It 4.30.2 Market Attractiveness is in a peaceful rural setting. There are no residential There is no advertising on the site to suggest that it properties adjoining the site. Since there is long is being marketed for employment purposes. The grass and trees on the site and it is surrounded by ownership and occupation of the site are unclear. woods and open countryside, there is likely to be wildlife potential which should be explored further.

Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding.

Development of this site could result in the loss of a greenfield site in a small village. It could be used for employment development if the need for employment land outweighs the need to protect greenfield sites.

4.31 Ashfield Farm, Nr Crowcombe 4.31.3 Sustainable Development 4.31.1 Site Identification The site is in a rural area and has greenfield and brownfield elements. The small village of Reference: RA/04 Crowcombe is just under a kilometre away, and the Current Use: Range of industrial and agricultural site is less than half a kilometre from the A358. The activities site comprises a farm house, garden and several small business units (likely to be B1, B2 occupiers). Site Area: 1.40 hectares In addition there is a section of land to the north Use Class: B1, B2, B8 east which is currently in agricultural use. The site is Local Plan allocation: No sloping and has far reaching views to the Quantock Hills. Conservation Area: No There a several infrequent bus services to 4.31.2 Market Attractiveness Crowcombe, which would not be adequate The site is in use as an employment site and does not for journeys to and from work. There are appear to be marketed. It is unclear who owns the no neighbouring properties, and the closest site, but there are a number of different occupiers. development is approximately half a kilometre away. The site is surrounded by trees which may form wildlife/biodiversity habitats.

Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding.

The mixed use of a small amount of employment and a dwelling house on this site appears to be appropriate, given its relatively remote location, low level of public transport provision and lack of immediate services and facilities.

4.32 KMS Yard, former railway 4.32.3 Sustainable Development sidings, Dunster Station, The yard is an outside-urban brownfield site close to Dunster Marsh, TA24 6PJ the small village of Dunster. It is located immediately 4.32.1 Site Identification next to the West Somerset Railway line close to Dunster Station. The A39 transport corridor is half Reference: RA/05 a kilometre away, and provides bus connections to Current Use: Builders yard Minehead, Williton, Washford and Bridgwater.

Site Area: 0.11 hectares The site is accessed from a relatively narrow lane which leads from Dunster Marsh. However, this Use Class: B1, B8 lane is currently used by large vehicles belonging Local Plan allocation: No to the site owners and does not appear to present Conservation Area: No problems. The site is adjacent to Higher Marsh Farm where 4.32.2 Market Attractiveness permission has been granted for 50 dwellings, The site is not currently marketed as an employment according to the owner of the yard. There are site. The owners are considering relocating to few residential properties in close proximity to the Minehead and wish to redevelop the site for 13 site. The site is visible from the hills to the south affordable houses for local people. The site is (Dunster village and Exmoor), and this may influence in single ownership but has two occupiers, Sully development here. There are no obvious wildlife Fencing Contractor and KMS Building and Civil habitats on the site, which appears to be entirely Engineering. developed.

Environment Agency Flood Plain maps suggest that the site could be affected by flooding from the sea at a probability of 1 in 200 (0.5%) or greater each year.

The site is appropriate for employment (B1, B2, B8) uses, or for housing, given its relatively accessible position, and proximity to the railway line which could provide a valuable link in the future.

4.33 Loxhole Saw Mill, Dunster 4.33.3 Sustainable Development Marsh, TA24 6NY This is an outside-urban brownfield site located 4.33.1 Site Identification on the A39 on the edge of Dunster. The A39 offers frequent bus connections to Bridgwater, Reference: RA/06 Minehead, Williton and Taunton. The site is located Current use: Dunster Woodland Products. Retail approximately one kilometre from Dunster Station, connected with saw mill on the West Somerset Railway line which operates only seasonal services at present, including stops at Site Area: 0.65 hectares Minehead, Washford, Watchet and Williton. Use Class: B1, B2, B8 The site is highly visible from Dunster and Exmoor Local Plan allocation: No to the south. It is a flat site with several dated but Conservation Area: No well maintained buildings which house an office, workshops and wood stores. The buildings are 4.33.2 Market Attractiveness single storey and appear in keeping with their The site is not being marketed and is in use selling surroundings. wood products. It appears to be in single ownership/ The site accesses directly onto the A39, close to occupation. The 2006 Minehead Enterprise Survey the traffic light controlled junction to Dunster (A396). suggests that the current occupiers would like to The site does not have any immediate neighbours, expand operations on this site. although a development of bungalows on the edge of Loxhole is located between a quarter and half a kilometre away across open fields.

There are several mature trees on the site which could form wildlife habitats, and a hedge forms the site boundary to the south west. Environment Agency flood plain maps suggest that the site could be affected by an extreme flood from the sea at a probability of 1 in 1000 (0.1%) each year. A drainage channel runs along the north western boundary of the site, which could give rise to seasonal flooding.

The site is most appropriate for employment uses (B1, B2, B8), given its location on the A39 and relatively close proximity to Minehead.

4.34 Former Tannery, Linton, Old 4.34.3 Sustainable Development Cleeve, Nr Washford, TA24 This is a rural brownfield site approximately one 6HT kilometre from the village of Washford, and close to 4.34.1 Site Identification the small village of Old Cleeve. Reference: RA/07 In terms of public transport accessibility, the site is relatively remote and is not on a bus route. Current Use: B2 However, it is approximately one kilometre from Site Area: 0.88 hectares the A39 transport corridor, which offers good bus services to Bridgwater, Minehead and Williton. It is Use Class: B1, B2 approximately two kilometres from Blue Anchor West Local Plan allocation: No Somerset Railway station.

Conservation Area: No The site comprises a number of semi-derelict buildings set on a flat site, plus one dwelling. 4.34.2 Market Attractiveness Redevelopment of the site would improve the The site is not marketed as an employment site, and environment of this site, given its current state of although occupied by Woods, does not appear to be neglect. Access to the site is narrow, and could be in full use. The ownership of the site is unknown. difficult for large vehicles. The lane leading to the site is wide enough only for one vehicle and is steep and windy in places.

The site has contaminated land issues which will require further investigation. Other than the dwelling contained within the site, there are no other neighbouring properties close to the site. The closest properties are a quarter of a kilometre away in Old Cleeve.

The site itself is unlikely to have significant biodiversity/wildlife interest but surrounding the site are mature trees and hedge, and open farmland, which may need to be taken into consideration in redeveloping this site.

Environment Agency flood plain maps indicate that western part of the site could be affected by flooding from the sea at a probability of 1 in 200 (0.5%) or greater each year, or from a river at a probability of 1 in 100 (1%) or greater each year. The other parts of the site are not likely to be affected by flooding.

This site may be appropriate for some B1 (office use), but the access arrangements may mean that B2 or B8 uses restricted. Live/work units may be an option on this site.

4.35 Smithyard, Kentisford Lane, 4.35.3 Sustainable Development Washford Hill, Nr Washford The site comprises both brownfield and greenfield Cross, Watchet, TA23 0QB elements and is located approximately one and a 4.35.1 Site Identification half kilometres south west of Watchet, on the B3190. There is a frequent bus service between Watchet and Reference: RA/08 Minehead which passes by the site, and a further Current Use: Part of the site used as storage/haulage frequent service is available to Williton and Taunton. yard and some SG activities These bus services are available during the week and at weekends. Watchet station on the West Site Area: 2.10 hectares Somerset Railway line is approximately one and a Use Class: B1, B2, B8 half kilometres away.

Local Plan allocation: No The site is mainly empty and flat, and comprises Conservation Area: No a building where the stationary supply business is run, several smaller buildings and a large open area, 4.35.2 Market Attractiveness previously used for lorry parking. The site is poorly The site is not being actively marketed and appears maintained and under used. Access onto the B3190 under-used. Part of the site is occupied by the is very good and there are no visibility problems even stationary supplier, but it appears that much of the for larger vehicles. remainder of the site is unused. There is also a large The site is not overlooked and is not obvious from sloping agricultural field to the rear which is included the road, since it is tucked into the surrounding in the site. West Somerset Council owns the site, slope. There are few neighbouring properties other and there appear to be at least two occupiers. than Smithyard Cottage on the other side of the road. The site has mature trees along the north western field boundary which may provide some wildlife/ biodiversity interest, as may the arable field beyond.

Environment Agency flood plain maps indicate that the site is unlikely to be affected by flooding.

Employment (B1, B2, B8) is the most appropriate use for this site, given its good access to main roads, proximity to Watchet, good public transport links and the amount of unconstrained space available. The site is particularly suitable for B8 uses for access and transport reasons.

4.36 Washford Mill, Abbey Road, 4.36.3 Sustainable Development Washford, TA23 0PP This is an outside-urban brownfield site on the 4.36.1 Site Identification edge of Washford village. It is located just off the A39 transport corridor which offers frequent bus Reference: RA/09 connections to Minehead, Bridgwater and Williton. Current Use: A1, A3 and SG Washford also has a station on the West Somerset Railway line which offers only a seasonal service at Site Area: 0.35 hectares present to Minehead, Watchet and Williton. Use Class: B1, B2, B8 The site comprises Washford Mill, the agricultural Local Plan allocation: No merchants and a large car parking area. Washford Conservation Area: No Mill is an older building in good condition. The agricultural merchants building is also in good 4.36.2 Market Attractiveness condition and is a large industrial style metal The site does not appear to be marketed for framed shed. Access to the site off Abbey Road employment uses, as it seems to be in full use at is reasonable, and does not appear to present present. It is occupied by Washford Mill and by problems for the agricultural merchants large delivery Badcock and Evered Ltd (agricultural merchant). vehicles.

There are a number of residential properties in close proximity to the site which would be affected by any future redevelopment of the site. The site is slightly elevated in relation to the residential properties on Abbey Road, and so future development would need to be mindful of privacy issues. Although the site is flat, the land behind the site to the west slopes quite steeply.

There are trees and hedge forming the boundary of the site to the west which may have some wildlife/ biodiversity interest, but other than this, the site is entirely developed.

Environment Agency flood plain maps indicate that the site could be affected by flooding from a river at a probability of 1 in 100 (1%) or greater each year. The Washford River runs adjacent to Abbey Road.

5.0 Conclusions and Recommendations

5.1 The above report has examined 36 employment sites in West Somerset District, and evaluated them consistently against sustainability, market attractiveness and strategic planning criteria. A brief recommendation of potential future uses for each site has been presented at the end of each site appraisal.

5.2 The Site Summary Table at Appendix 2 clearly indicates that none of the sites have insoluble problems (red on the “traffic light”) with nearly a third having no issues (green on the “traffic light”). Whilst numerically inferior, these sites represent 54.64 hectares of the total 86.16 hectares examined (63.4%). The remaining sites have various issues including neighbouring uses or other constraints that will require further investigation, which are likely to constrain their employment potential.

5.3 This survey will provide a foundation on which to proceed with Stages 2 and 3 of the Employment Land Review. Stage 2 of the Review will involve assessing future requirements within West Somerset District for employment land and premises, recognising the varying needs of the different market segments.

5.4 Stage 3 will bring together the work of Stages 1 and 2 to look to how the employment sites in West Somerset meet the projected needs of businesses current and future and examine options for ensuring that supply meets demand and the economic prosperity of the area is safeguarded.

81 Appendix 1

Summary Response Report and Stage 1 Brief

West Somerset District Council: Employment Land Review Stage 1 Response Report

March 2007

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Contents

1.0 Introduction

2.0 Methodology

3.0 Responses

4.0 Conclusions

Appendix 1: List of Consultees

Appendix 2: Responses requiring amendments

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1.0 Introduction

1.1 The Employment Land Review is a key component of the evidence base for the Council’s emerging Core Strategy. Government advice as set out in Employment Land Reviews – Guidance Note (December 2004) identifies three stages in the preparation of the Employment Land Review and states that “In Stage 1, it will be appropriate to involve representative groups and those involved professionally in property development in determining the brief for the employment land review…”

2.0 Methodology

2.1 Whilst the preparation of the Employment Land Review does not require a formal consultation process, the Council’s Statement of Community Involvement and discussions with Council Officers urge involvement. As part of Stage 1 of the Employment Land Review, Hunter Page Planning consulted with stakeholders on a brief for Stage 1 between 8-22 January 2007.

2.2 The list of consultees included Government Office, the Regional Development Agency, County Council, utilities, chambers of commerce and property agent. Full details are set out at Appendix 1.

3.0 Responses

3.1 Eight responses were received by the consultation deadline representing over 50% of consultees. All were supportive with just two requiring amendments to the project brief as set out at Appendix 2.

3.2 Several follow-up telephone calls were made to keep consultees updated. Minehead Chamber of Commerce was particularly helpful in providing a commentary on sectors and locations.

4.0 Conclusions

4.1 Consultation on the draft Stage 1 Brief has successfully engaged with key consultees and the Brief has been improved through amendment. Thus the tests set out in the 2004 Employment Land Reviews Guidance Note and the Council’s Statement of Community Involvement have been met in this regard.

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Appendix 1: List of Consultees at January 2007

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Dear Name Add1 Add2 Add3 Add4 Postcode Mr McCombe Mr T McCombe Government Office for the South 2 Rivergate Temple Quay Bristol BS1 6EB West Sir / Madam Planning Liaison Dorset and Somerset Strategic Wynford House Lufton Way Yeovil BA22 8HR Officer Health Authority Sir / Madam Planning Liaison South West Water PO Box 4 Exeter Devon EX2 7HS Officer Mr Hayman Mr D Hayman British Telecom PLC Topsham Telephone Station Road Exeter EX3 0DS Exchange Mr Berndes Mr T Berndes Western Power Distribution Philip St Office Feeder Road Bristol BS2 0TB Sir / Madam Land & National Grid National Grid House Gallows Hill Warwick CV34 6DA Development Manager Sir / Madam Planning Liaison British Transco Isac House Haven Road Exeter EX2 8EZ Officer Mr Smith Mr Barry Smith Environment Agency Rivers House East Quay Bridgwater TA6 4YS Planning Liaison Manager Mr Andy Purvey Mr Purvey Wessex Water Claverton Down Bath BA2 7WW Mr Sizer Mr Graham Sizer Minehead Chamber of Commerce Minehead Radio Ltd 19 Friday Street Minehead TA24 5TH

Molly Molly Quint Watchet Association of Crossways Sampford Brett Taunton TA4 4JT Commerce, Enterprise & Tourism Chris Chris Warren Williton Chamber of Commerce Upcott Farm Bicknoller Taunton TA4 4EY

Mr. Budden Carl Budden SWRDA Sterling House Dix's Field Exeter EX1 1QA Head of Operations Mr Hickson Paul Hickson Somerset County Council County Hall Taunton TA1 4DY Divisional Manager Economic Development and Europe Sir/Madam Commercial Bruton Knowles Tauntfield South Road Taunton TA1 3ND Property Manager

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Appendix 2: Responses requiring changes to Draft Stage 1 Brief

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EMPLOYMENT LAND REVIEW

STAGE 1 PROJECT BRIEF

ON BEHALF OF WEST SOMERSET DISTRICT COUNCIL

October 2006 EMPLOYMENT LAND REVIEW

STAGE 1 PROJECT BRIEF

October 06

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CONTENTS

1.0 INTRODUCTION

2.0 PLANNING POLICY CONTEXT

3.0 METHODOLOGY

4.0 NEXT STEPS

5.0 STAGE 1 PROJECT TIMETABLE

APPENDIX 1 : SITE SURVEY FORM

APPENDIX 2 : STAGE 1 SITE ASSESSMENT MATRIX

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1.0 Introduction

1.1 West Somerset District Council is preparing a Local Development Framework (LDF) to cover the period to 2026 in line with the emerging Regional Spatial Strategy (RSS).

1.2 Hunter Page Planning has been appointed to undertake the Employment Land Review which will provide essential information for the formulation of the LDF. The purpose of an Employment Land Review is to make an up to date assessment of demand for and supply of land for employment. This work is being carried out alongside an Urban Potential Study of West Somerset, with both studies informing one another.

1.3 A Guidance note was published by the Government in December 2004 which sets out the content and format of Employment Land Reviews. It suggests a three stage approach to conducting an Employment Land Review. Briefly, these stages comprise:

“Stage 1: Taking stock of the existing situation Stage 2: Creating a picture of future requirements Stage 3: Identifying a new portfolio of sites”

(Source: Employment Land Reviews Guidance, December 2004)

1.4 This brief covers Stage 1 of the Employment Land Review process, and will cover the policy context, the approach and methodology for Stage 1 and a broad timetable for this Stage. A site appraisal form, and matrix for presenting and comparing information for Stage 1 assessment are also included. In addition the brief will look ahead to the next steps for Stage 1 and 2.

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2.0 Planning Policy Context

2.1 The West Somerset Local Plan was adopted on 17th April 2006, and is intended to be used for approximately the next three years, whilst the Local Development Framework is being prepared. The West Somerset Local Plan covers the area of West Somerset excluding Exmoor National Park, for which the Exmoor National Park Authority has prepared a separate Local Plan.

2.2 The employment policies of the West Somerset Local Plan broadly support employment development within existing settlements and defined employment areas, subject to constraints such as environmental impact, residential and wildlife amenity, allocations for other land uses, highway and transport issues, and appearance and design considerations. Five sites have been allocated in the Local Plan under Policy E/1, and amount to 6.5 hectares.

2.3 The Somerset and Exmoor National Park Joint Structure Plan Review was adopted by Somerset County Council and Exmoor National Park Authority in April 2000.

2.4 The Regional Spatial Strategy for the South West (RPG10) sets the regional context for West Somerset District. Parts of West Somerset have been given Objective 2 status, which recognises the reliance on agriculture and tourism, where employment is often low paid, low skilled and seasonal. The Regional Spatial Strategy identifies market towns as the focus for development in rural areas such as West Somerset.

2.4 The South West Regional Development Agency published the Regional Economic Strategy (RES) and supporting delivery framework in 2006. the aims of the RES are: • to harness the benefits of population growth and manage the implications of population change • to enhance our distinctive environments and the quality and diversity of our cultural life • to enhance our economic prosperity and quality of employment opportunity • to address deprivation and disadvantage to reduce significant intra-regional inequalities

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• to make sure that people are treated fairly and can participate fully in society

2.5 Most of West Somerset lies within the ‘M5 Corridor Functional Zone’ as defined in ‘Place Matters’ (the spatial annex to RES). Minehead is the only West Somerset town mentioned in Place Matters where its important role as a service centre for the surrounding rural hinterland is recognised together with its limited accessibility. Its location close to the National Park and coastline are described as restricting opportunities for economic growth in a regional context.

2.6 The County-wide context for economic development is set by the Somerset Economic Strategy (SES), compiled by the Somerset Strategic Partnership. The six key strategic objectives identified by the SES are:

• To develop the effectiveness of Somerset’s economic voice, partnerships and strategic delivery capacity • To maximise the long term investment attractiveness and dynamism of Somerset’s economy • To increase the competitiveness and productivity of Somerset business • To realise the potential of Taunton, Yeovil and Bridgwater as economic growth centres for Somerset and the South West region • To revitalise the economy of Somerset’s market towns and rural communities • To increase access to economic opportunities for all Somerset residents.

2.7 The SES notes that Somerset’s future competitiveness is constrained by low levels of knowledge based economic activity, limited infrastructure/accessibility and in some cases a lack of available employment land. The SES identifies other threats to Somerset’s rural economy, including low productivity, low value-added industries, a limited range of employers, low wages and insecure employment. West Somerset is identified as an economically vulnerable part of rural Somerset.

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2.8 The priorities which the SES identifies for the sub-economies of deep rural communities, including West Somerset are:

• Diversifying economic base of Somerset’s rural economy and increasing levels of productivity and retained added value • Targeted support for areas of poor rural economic performance (particularly in West Somerset and parts of Sedgemoor) • Increased level and quality of accessibility of business support services, particularly to support growth of microenterprises and rural diversification • Maximising rural e-adoption and broadband availability • Improving supply of rural workspace and affordable housing • Addressing basic skills needs • Promoting locally branded rural produce and harnessing opportunities resulting from the quality and distinctiveness of the landscape.

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3.0 Methodology

3.1 Background information has been obtained from West Somerset District Council on existing employment sites and allocations in the district. Allocations in the Local Plan total 6.5 hectares, all of which is B1, B2 and B8 uses.

3.2 Employment development in West Somerset is concentrated mainly in the larger centres of Minehead, Watchet and Williton, with some dispersed development in other smaller locations.

3.3 Many of the employment sites are below the suggested minimum site size threshold of 0.25 hectares, as proposed by the Guidance. However they are worthy of consideration due to the comparatively small amount of employment land (existing and allocated) in West Somerset, and therefore their relative importance.

3.4 Stage 1 of the Employment Land Review will require the collation of further more detailed information about the employment sites and allocations, and an examination of the potential constraints and opportunities on these sites.

3.5 The Guidance proposes a set of criteria to be used to assess the suitability of employment sites in meeting demand. These criteria come under the headings of market attractiveness, sustainable development and strategic planning. A form for assessing the sites and allocations is at Appendix 1, and shows the complete list of evaluation criteria.

3.6 Once information has been collated on each of the sites and allocations, they will then be analysed and compared using a “traffic light” system. Sites and allocations will be scored against each criteria in the following terms:

‘Green’ for no issues ‘Amber’ for some soluble problems ‘Red’ for insoluble issues

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3.7 By testing each site and allocation against the criteria and evaluating it on the traffic light system, it will become clear which sites are ‘high quality’ employment sites, and which are unsuitable and could be allocated to other uses.

3.8 Comparisons between sites and allocations will be made easier by the use of a site appraisal matrix (see Appendix 2) which shows sites in parallel.

3.9 The information gathered in Stage 1 of the Review will be presented in a report, showing the results of the site evaluation in the site appraisal matrix. Further expanded information and analysis on each site will also be presented.

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4.0 Next Steps

4.1 Stage 1 of the West Somerset District Council Employment Land Review will offer a robust foundation on which to continue Stages 2 and 3 of the Review. It will evaluate market attractiveness and sustainability, and provide clear information on which to judge which sites and allocations are fit for purpose.

4.2 Stage 2 of the Review is the assessment of future requirements for employment land and premises, recognising the varying needs of the different market segments. A quantitative and qualitative approach will be taken to Stage 2 to ensure that the employment land and premises meets present and future business needs.

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5.0 Project Timetable

5.1 The key milestones for the Employment Land Review Stage 1 are set out below:

• Submit Stage 1 Brief for consultation to WSDC: 3rd November 06

• Confirmation from W.S.D.C. of agreement on Brief : 17th November 06

• Consultation with stakeholders on Stage 1 Brief: 8-22nd Jan 07

• Finalise Brief Feb 07

• Commence Stage 1 site appraisal work: CHECK Feb 07

• Analysis of Stage 1 findings: Feb 07

• Present Stage 1 report to W.S.D.C. March 07

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Appendix 1 Site Survey Form

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West Somerset Employment Land Survey : Site Appraisal

1 Site Identification

1a Location

1b Reference

1c Current Use

1d Site Area (ha)

1e Local Plan Allocation?

2 Market Attractiveness

2a Has the site been formally identified for employment for 10 years+?

2b Recent activity in last 5 years?

2c Actively marketed as an employment site?

2d Owned by developer/agency known to undertake employment development?

2e Site in single ownership/ occupation?

2f Planning permission likely to meet requirements of the market?

2g Existing premises (if any) likely to meet market demand?

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2h Constraints on viability?

Sustainable Development

3a Greenfield/brownfield?

3b Public transport accessibility

3c Freight access other than road?

3d Potential environmental impacts of developing site

3e Residential/ wildlife amenity considerations?

3f Employment likely to be the only acceptable use?

Strategic Planning 4a Area identified as of Strategic Importance in RSS?

4b Likely to be required for specific user?

4c Part of long term development/regeneration proposal?

4d Viable without public funding? 4e Other policy considerations to override any decision to release?

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Appendix 2 Stage 1 Site Assessment Matrix

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Site Name/ Site Name/ Site Name/ Ref Ref Ref

Criteria Market Attractiveness Has the site been formally identified for employment for 10 years+? Recent activity in last 5 years? Actively marketed as an employment site? Owned by developer/agency known to undertake employment development? Site in single ownership/ occupation? Planning permission likely to meet requirements of the market? Existing premises (if any) likely to meet market demand? Constraints on viability? Sustainable Development Greenfield/brownfield? Public transport accessibility Freight access other than road? Potential environmental impacts of developing site Residential/ wildlife amenity considerations? Employment likely to be the only acceptable use? Strategic Planning Area identified as of Strategic Importance in RSS? Likely to be required for specific user? Part of long term development/regeneration proposal? Viable without public funding? Other policy considerations to override any decision to release?

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Appendix 2

Site Summary Table Appendix 2: Site Summary Table

Location Site Area Current Use Potential future use Notes (hectares)

Post Office Depot, Post Office Lane, Minehead 0.10 Post Office Depot B1, C3, A1-3 (B8) and engineering works (B2)

Dairy Crest Depot, Tythings Court, Minehead 0.12 B1/B8 B1, C3, A1-3

Workshops north of Quirke Street, Minehead 0.37 SG, A1 C3, B1, B2

Workshops south of Quirke Street, Minehead 0.12 A1, B8, SG C3, B1

Former telephone exchange, Parkhouse Road, 0.30 D1/ SG C3, B1, B8 Minehead

Julians Laundry, Market House Lane, Minehead 0.25 A1, A2, SG A1 – 3, B1, C3

Metropole Garage, North Road, Minehead 0.75 A1, SG B1, B2, A1-3

West Somerset Motors, Alcombe Road, 0.09 SG A1 – 3, B1, B2, C3 Minehead

Former SWEB Depot, Marshfield Road, 0.13 Electricity sub station C3, B1 Alcombe (B8)

Business Units, Cats Lane, off Vennland Road, 0.10 B1 B1, B2, B8 Minehead

Minehead Enterprise Park 11.85 B1, B2, B8, SG B1, B2, B8, Local Plan allocation

Land off Seward Way, Minehead 18.40 Undeveloped land B1, B2, B8

Land north west of Ellicombe Roundabout, 0.93 Undeveloped land C1, C3, B1 Alcombe

The Vennland Centre, Vennland Way/Mart Road, 0.73 B1, B2, B8, SG B1, B2, B8 Minehead

Aquasplash, Vulcan Road/Brereton Road, 0.85 Vacant (D2) B1, B2, B8 Minehead

Rugby Club, off Bircham Road, Ellicombe, 2.29 D2 B1, B2, B8, C3 Minehead

Minehead Hospital, The Avenue, Minehead 0.25 C2 C1, A1 – 3, B1, C3

Land off Brendon Road, Watchet 1.5 Undeveloped land B1, B2, B8 Local Plan allocation

Watchet Products, The Mill, Anchor Street, 1.39 B1, B2, B8 C3, A1 – 3, B1 Watchet

St Regis Paper Co Ltd, Wansborough Mill, off 17.25 B2 B1, B2, B8 Brendon Road, Watchet

Parsonage Farm, Brendon Road, Watchet 5.40 Agricultural operation B1, B2, B8

Business Units, South Road/ Wedlakes, 0.20 B1, B8 B1, B2, B8 Watchet

Workshops south of Long Street, Williton 0.43 B1, B2, B8 B1, C3

West Somerset Free Press, Long Street, Williton 0.14 B1 B1, A1 – 3, C3 Gliddons, Bank Street, Williton 0.63 A1, SG B1, B2, B8, A1, C3

Land at Roughmoor, Williton Industrial Estate, 9.96 B1, B2, B8, A1, SG B1, B2, B8 Local Plan Williton allocation

Former Gliddons Garage, High Street, Williton 0.40 SG B1, B2, B8, A1 – 3, C3

Upcott Farm, Bicknoller, Nr Williton 1.50 Agriculture and B1, B1, B8 B2, B8

Land to rear of Brushford Garage, Brushford 0.20 SG and A1 B1, B2, B8, C3

Land at Fairfield, Brushford 0.50 Undeveloped land Local Plan allocation

Ashfield Farm, Nr Crowcombe 1.04 B1, B2, B8 Low intensity mixed use, as currently

KMS Yard, Dunster Station, Dunster Marsh 0.11 B1, B8 B1, B2, B8, C3

Loxhole Saw Mill, Dunster Marsh 0.65 B1, B2, B8 B1, B2, B8

Former Tannery, Linton, Old Cleeve, Nr 0.88 B2 B1, live/work Washford

Smithyard, Kentisford Lane, Washford Hill, Nr 6.00 B1, B2, B8, SG B1, B2, B8 Washford Cross

Washford Mill, Abbey Road, Washford 0.35 A1, A3, SG B1, B2, B8, C3