-
C O N T E N T S
Chapter Page
1. Introduction
...............................................................................................................
1
2.
Strategy.....................................................................................................................
5
Aims and Objectives
.................................................................................................
5
Strategy.....................................................................................................................
6
S1 General Requirements
................................................................................
12
S2 Design
.........................................................................................................
15
S3 Mixed-use developments
............................................................................
16
S4 Rural Centres
..............................................................................................
18
S5
Villages........................................................................................................
18
S6 Cotford St Luke New Village
.......................................................................
19
S7 Outside Settlements
....................................................................................
19
S8 Best and Most Versatile Agricultural
Land................................................... 20
S9 Taunton Town
Centre..................................................................................
21
3. Housing
...................................................................................................................
22
Housing Requirement
.............................................................................................
22
H1 Phasing Strategy
.........................................................................................
26
H2 Housing within Classified
Settlements.........................................................
27
H3 Residential Conversions in Town
Centres................................................... 30
H4 Self-contained
Accommodation...................................................................
30
H5 Non-self-contained
Accommodation............................................................
31
H6 Town Centre
Housing..................................................................................
32
H7 Conversion of Rural Buildings
.....................................................................
32
H8 Replacement Dwellings Outside
Settlements.............................................. 33
H9 Affordable Housing within General Market
Housing.................................... 36
H10 Affordable Housing
Targets.........................................................................
36
H11 Rural Local Needs
Housing.........................................................................
38
H12 Agricultural or Forestry
Workers..................................................................
39
H13 Agricultural or Forestry
Workers..................................................................
39
H14 Gypsy and Traveller Sites
...........................................................................
40
H15 Sites for Travelling Show
People.................................................................
41
H16 Residential Care Homes
.............................................................................
42
H17 Extensions to Dwellings
..............................................................................
42
H18 Ancillary Accommodation
............................................................................
42
H19 Designing Out Crime
...................................................................................
43
4. Economy
.................................................................................................................
44
Industry
...................................................................................................................
45 EC1 Employment Development
..........................................................................
46
EC2 Expansion of Existing Firms on Land Subject to Restrictive
Policies .......... 47
EC3 Extension of Existing Employment Sites
..................................................... 47
EC4 Working from Home
....................................................................................
48
EC5 Disused Airfield, Culmhead
.........................................................................
48
EC6 Conversion of Rural Buildings
.....................................................................
49
EC7 Rural Employment
Proposals......................................................................
50
EC8 Farm
Diversification.....................................................................................
51
EC9 Loss of Employment
Land...........................................................................
51
(i)
-
EC10 Accessibility of New Development
..............................................................
58
EC11 Local Service Provision
...............................................................................
59
EC12 Major Proposals for Retail Development
..................................................... 61
EC13 Restrictions on Unit Size and Range of Goods Sold
................................... 63
EC14 Modernisation of Floorspace
.......................................................................
64
EC15 Associated Settlements/Rural Centres/Villages
.......................................... 64
EC16 New and Altered Shop Fronts
.....................................................................
66
EC17 Shop Front
Security.....................................................................................
66
EC18 Upper Floors of Shops
...............................................................................
67
EC19 Farm
Shops.................................................................................................
67
EC20 Garden
Centres...........................................................................................
68
EC21 Tourist and Recreational Development
....................................................... 69
EC22 Land West of Bishops Lydeard Station
....................................................... 70
EC23 Tourist
Accommodation...............................................................................
71
EC24 Caravans and Holiday Chalets
....................................................................
71
EC25 Touring Caravans and Camping Sites
........................................................ 72
EC26 Outdoor Advertisements and
Signs.............................................................
72
5. Movement
...............................................................................................................
74
M1 Non-residential Developments
....................................................................
75
M2 Non-residential Car Parking Outside Taunton and
Wellington.................... 75
M3 Non-residential Development and Transport
Provision............................... 76
M4 Residential Parking
Provision......................................................................
80
M5
Cycling.........................................................................................................
81
M6 Traffic Calming
............................................................................................
82
6. Community
..............................................................................................................
83
C1 Education Provision for New Housing
......................................................... 83
C2 Reserved School Sites
................................................................................
85
C3 Protection of Recreational Open Space
...................................................... 85
C4 Standards of Provision of Recreational Open Space
.................................. 86
C5 Sports Centres
............................................................................................
90
C6 Public Rights of Way
...................................................................................
91
C7 Blackdown Hills Ridge Route
......................................................................
91
C8 Development Affecting Disused Railway Tracks and
Canals...................... 92
C9 Horse Riding and Riding Establishments
.................................................... 92
C10 Golf
..............................................................................................................
92
C11 Power
Lines.................................................................................................
93
C12 Renewable Energy
......................................................................................
94
C13 Wind Turbines
.............................................................................................
94
C14 Large Telecommunications
Masts...............................................................
95
C15 Satellite Antennae
.......................................................................................
96
C16 Utility
Developments....................................................................................
96
7. Environment and
Conservation...............................................................................
97
EN1 Wildlife Sites of International Importance
.................................................... 97
EN2 Sites of Special Scientific Interest
...............................................................
97
EN3 Local Wildlife and Geological
Interests........................................................
98
EN4 Wildlife in Buildings to be Converted or
Demolished................................... 99
EN5 Protected Species
.....................................................................................
100
EN6 Protection of Trees, Woodlands, Orchards and Hedgerows
..................... 101
EN7 Ancient Woodlands
...................................................................................
102
(ii)
-
EN8 Trees in and around Settlements
..............................................................
102
EN9 Tree Planting
.............................................................................................
102
EN10 Areas of Outstanding Natural Beauty
........................................................ 102
EN11 Special Landscape
Features.....................................................................
103
EN12 Landscape Character
Areas......................................................................
104
EN13 Green Wedges
..........................................................................................
108
EN14 Conservation
Areas...................................................................................
110
EN15 Demolition Affecting Conservation
Areas.................................................. 110
EN16 Listed Buildings
.........................................................................................
111
EN17 Changes to Listed
Buildings......................................................................
112
EN18 Demolition of Listed Buildings
...................................................................
112
EN19 Recording of Listed Buildings Affected by
Development........................... 113
EN20 Parks and Gardens of Special Historic
Interest......................................... 113
EN21 Nationally Important Archaeological Remains
.......................................... 114
EN22 Development Affecting Sites of County Archaeological
Importance ......... 114
EN23 Areas of High Archaeological Potential
..................................................... 115
EN24 Urban Open Space
...................................................................................
115
EN25 The Water Environment
............................................................................
116
EN26 Water
Resources.......................................................................................
117
EN27 Water Source Protection
Areas.................................................................
117
EN28 Development and Flood Risk
....................................................................
118
EN29 Flooding due to Development
...................................................................
120
EN30 Hazardous
substances..............................................................................
121
EN31 Developments near to Sites where Hazardous Substances are
Used..... 122
EN32 Contaminated Land
...................................................................................
122
EN33 Building Waste
..........................................................................................
122
EN34 Control of External Lighting
.......................................................................
123
8. Taunton and Associated Settlements
...................................................................
124
T1 Extent of Taunton
......................................................................................
124
T2 Tangier Major Development Site
...............................................................
128
T3 Firepool Major Development Site
..............................................................
137
T4 Norton Fitzwarren Major Development
Site............................................... 148
T5 Housing Allocations (Norton Fitzwarren)
................................................... 154
T6 Employment Allocations (Norton Fitzwarren)
............................................ 156
T7 Community Developments (Norton Fitzwarren)
........................................ 156
T8 Monkton Heathfield Major Development Site
........................................... 158
T9 Mixed-use Development Allocation (Monkton
Heathfield)......................... 161
T10 Housing Allocation (Aginghill’s Farm, Monkton
Heathfield)....................... 162
T11 Employment Allocation (Monkton
Heathfield)............................................ 163
T12 Community Developments (Monkton Heathfield)
...................................... 163
T13 East of Silk Mills Lane Housing Allocation
................................................ 164
T14 Priorswood Road Mixed-use Redevelopment
Allocation........................... 166
T15 Taunton Small Residential Allocations
...................................................... 167
T16 East of Crown Industrial Estate Employment
Allocation............................ 171
T17 South of Priorswood Concrete Works Employment
Allocation.................. 172
T18 West of Courtlands Farm Employment Allocation
..................................... 172
T19 Primary Shopping Area
.............................................................................
174
T20 Restrictions on Change of Use from Class A3
.......................................... 176
T21 Secondary Shopping
Areas.......................................................................
176
T22 Diversity in the Town Centre
.....................................................................
177
T23 The Crescent Town Centre Redevelopment Site
...................................... 178
T24 Wood Street Town Centre Redevelopment
Site........................................ 181
T25 Vitality and Viability of Defined Local Shopping
Centres........................... 183
(iii)
-
T26 Development Hindering Transport Policies
............................................... 185
T27 Bus Facilities Provision
.............................................................................
185
T28 Park and Ride
Sites...................................................................................
186
T29 Bus Services from New Housing Developments
....................................... 186
T30 Walking Encouragement
...........................................................................
187
T31 Pedestrian Priority Measures
....................................................................
187
T32
Highways...................................................................................................
188
T33 Taunton’s Skyline
......................................................................................
192
T34 Approach Routes to Taunton
....................................................................
192
T35 North Taunton School Sports and Leisure
Centre..................................... 193
T36 Blackbrook Recreational Open Space
...................................................... 193
T37 Priorswood Landfill
Site.............................................................................
193
T38 Maidenbrook Playing Field Allocation
....................................................... 194
9. Wellington and Associated
Settlements................................................................
195
W1 Extent of Wellington
..................................................................................
195
W2 Tonedale Mill Mixed-use
Allocation...........................................................
197
W3 Cades Farm Housing
Allocation................................................................
200
W4 Chelston House Farm Employment
Allocation.......................................... 203
W5 Chelston Business Park Employment
Allocation....................................... 204
W6 Milverton Road Employment
Allocation.....................................................
204
W7 Primary Shopping Area
.............................................................................
206
W8 Restrictions on Change of Use from Class A3
......................................... 208
W9 Secondary Shopping
Areas.......................................................................
208
W10 Complementary Uses within the Town Centre
.......................................... 209
W11 Town Centre Redevelopment
Sites...........................................................
210
W12 Office Development
...................................................................................
214
W13 Retention of Existing Burgage Patterns
.................................................... 215
W14 Landscape Setting of Approach
Roads..................................................... 216
W15 Sewage Treatment Works Extension
........................................................ 216
10. Bishops Lydeard
...................................................................................................
217
BL1 Gore Farm Housing Allocation
..................................................................
217
BL2 New Housing Development
.......................................................................
218
BL3 Open Areas to be
Protected......................................................................
218
BL4 Areas of Environmental Importance
.......................................................... 218
11. Corfe
..................................................................................................................
220
CO1 Corfe Farm Housing
Allocation..................................................................
220
CO2 New Housing Development Restrictions
................................................... 220
12. Cotford St Luke
.....................................................................................................
221
TV1 Housing Capacity of Cotford St Luke New Village
.................................... 221
13. Creech St Michael and Creech Heathfield
............................................................
222
CM1 Hyde Lane Housing Allocation
..................................................................
223
CM2 New Housing Development Restrictions
................................................... 224
(iv)
-
14. Hatch
Beauchamp.................................................................................................
225
HB1 Land West of Station Road Housing
Allocation......................................... 225
HB2 Protection of Character and Setting of Neroche
View............................... 225
15.
Henlade.................................................................................................................
226
HE1 East of Henlade Concrete Works Employment
Allocation......................... 226
16. Kingston St
Mary...................................................................................................
228
KM1 Hill Farm Housing Allocation
.....................................................................
228
KM2 New Housing Development Restrictions
................................................... 230
17. Oake
..................................................................................................................
231
OK1 East of Saxon Close Housing Allocation
................................................... 231
OK2 New Housing Development Restrictions
................................................... 231
18. Wiveliscombe
........................................................................................................
232
WV1 North of Style Road Housing Allocation
.................................................... 232
WV2 New Housing Development Restrictions
................................................... 234
WV3 South of Taunton Road Employment
Allocation........................................ 234
WV4 Shopping and Services
.............................................................................
235
19. Villages with no allocations
...................................................................................
236
Ashbrittle
...............................................................................................................
236
Ash
Priors..............................................................................................................
236
Bishopswood.........................................................................................................
237
Blagdon Hill
...........................................................................................................
237
Bradford on Tone
..................................................................................................
237
Burrowbridge.........................................................................................................
237
Cheddon Fitzpaine
................................................................................................
238
Churchinford..........................................................................................................
238
Combe
Florey........................................................................................................
238
Fitzhead
................................................................................................................
239
Halse
..................................................................................................................
239
Langford Budville
..................................................................................................
239
Lydeard St Lawrence
............................................................................................
239
Milverton................................................................................................................
240
North
Curry............................................................................................................
240
Nynehead..............................................................................................................
241
Pitminster
..............................................................................................................
241
Ruishton
................................................................................................................
241
Sampford Arundel
.................................................................................................
241
Stoke St
Gregory...................................................................................................
242
Stoke St
Mary........................................................................................................
242
West Bagborough
.................................................................................................
242
West Buckland
......................................................................................................
243
West Monkton
.......................................................................................................
243
20. Monitoring
.............................................................................................................
244
Appendix 1 Sites of Special Scientific Interest
.............................................................
259
(v)
-
Appendix 2 Scheduled
Monuments..............................................................................
260
Appendix 3 Archaeological Sites of County
Importance............................................... 263
Appendix 4 PPG 13 - Maximum Parking
Standards.....................................................
276
(vi)
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CHAPTER 1 INTRODUCTION
THE ROLE OF THE LOCAL PLAN
1.1 The Taunton Deane Local Plan forms the detailed part of the
Development Plan for Taunton Deane. It provides a realistic and
comprehensive basis for development, investment and related
decisions for the Borough for the period to 2011.
CHARACTERISTICS OF TAUNTON DEANE
1.2 Rich in natural and man-made beauty and wildlife, the 460
square kilometres of Taunton Deane are home to 105,000 people and
provide some 50,000 jobs. In total, there are approximately 45,000
dwellings within the Deane. The historic county town of Taunton is
at the physical and economic heart of the Borough, through which
the major road and rail routes link the south-west with the rest of
Europe.
1.3 The landscape of Taunton Deane has an astonishing variety
with the attractive farmland of the Vale of Taunton Deane
surrounded by hills on three sides and merging into the important
wetlands of the Somerset Levels and Moors to the east. Taunton,
population 62,000, is roughly central to the Borough. Wellington,
the next largest settlement, has a population of some 13,000 and
lies about 11 kilometres to the south-west of Taunton. Both have
easy access to the M5, but only Taunton has a railway station.
Wiveliscombe and Bishops Lydeard are rural centres with about 2,500
residents each.
1.4 The characteristics of Taunton Deane’s population are
similar to those of Somerset as a whole except for their
employment. More of the local workforce is employed in services,
particularly public services, than the rest of Somerset and
conversely a much lower proportion work in manufacturing. This
reflects the availability of employment in the Borough, which shows
the same skew towards services, particularly in the public
sector.
1.5 These characteristics reflect the predominance of Taunton
and mask the variations within the Borough. Wellington’s economy is
based on manufacturing, with two major local firms.
1.6 Transport in Taunton Deane reflects the physical and
settlement structure and the location of the Borough. Roads and bus
services focus on Taunton and to a lesser extent Wellington, and
provide links to nearby towns. The main exceptions are the national
routes of the mainline railway and the M5, which run roughly
north-east to south-west following the lower land of the Vale.
PLANNING CONTEXT
1.7 Planning policies set at national, regional and county
levels have all influenced the contents of the Local Plan.
National
1.8 National policies are primarily set out in Planning Policy
Guidance Notes (PPGs), although these are gradually being replaced
by Planning Policy Statements (PPSs). In addition, Government
Circulars, White Papers and other statements of policy are often
relevant. The key theme of these national policies is the need to
accommodate necessary development in accordance with the principles
of sustainability.
1
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Regional
1.9 Regional planning policies are contained in RPG10, ‘Regional
Planning Guidance for the South West’. This Plan has been prepared
primarily against the background of the RPG published in July 1994,
which covered the period to 2011, although this Guidance was
superseded by revised RPG10 in September 2001. The 1994 Guidance
emphasised the importance of development being located in the
larger settlements to minimise the need to travel. This has been
carried through into the 2001 Guidance, which identifies the
Region’s cities and major towns as Principal Urban Areas (PUAs)
where ‘most development’ should be concentrated. Taunton’s
designation as one of eleven PUAs has impacted on this Plan’s
proposals, especially in relation to the balance of development
between Taunton and Wellington. However, the allocations of land
for development in this Plan continue to be for the period
1991-2011, in line with the Somerset Structure Plan.
County
1.10 The Somerset and Exmoor National Park Joint Structure Plan,
which was prepared jointly by the County Council and the Exmoor
National Park Authority, is required to take account of regional
and national policies. In turn, the Local Plan has needed to be in
general conformity with the Structure Plan.
1.11 A Review of the Structure Plan was adopted in April 2000.
It aims to forward the key issue of sustainable development by
incorporating the following strategy:
• focussing a higher proportion of development in the Towns; •
providing for development well-related to existing urban areas and
to public
transport facilities; • strictly controlling development in the
countryside, outside settlements, with
the aim of protecting the wide range of environmental assets
found in the county;
• emphasising the key role of established shopping locations,
particularly town centres, as locations for shopping and other
purposes;
• enabling a balanced and integrated transport system which
stresses alternatives to the private car, where practical.
1.12 The policies of the Structure Plan Review seek to implement
this strategy. In particular, the Structure Plan allocates the
following levels of development to Taunton Deane for the 1991-2011
period:
• Housing - about 10,450 dwellings; • Employment - about 115
hectare.
1.13 These Structure Plan policies provide a clear framework for
the policies and proposals of the Local Plan.
The New Planning System
1.14 The commencement in September 2004 of Parts 1 and 2 of the
Planning and Compulsory Purchase Act 2004 brought about the
introduction of a new system of development plans. Before that date
the development plan for Taunton Deane was comprised of the
Structure Plan and the Local Plan. Under the new system the
development plan is made up of the Regional Spatial Strategy (RSS)
and development plan documents prepared by the Borough Council. On
commencement the existing Regional Planning Guidance became the
RSS. The Structure Plan will
2
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be saved for three years from commencement or, if it is sooner,
revisions to the RSS are published by the Secretary of State which
replace it in whole or part. This Local Plan will be saved for
three years from its adoption, although parts of it will be
replaced by policies in new development plan documents prepared by
the Council within that period. There is also provision for saved
policies to continue beyond the three years, subject to the
approval of the Secretary of State.
Previous Local Plans
1.15 Prior to the adoption of this Plan, the whole of Taunton
Deane was covered by one of the following Local Plans:
• East Deane Local Plan (adopted 1991, covering the area
generally to the east and south of Taunton);
• Taunton Local Plan (adopted 1986, Alteration adopted 1991,
covering the urban area of Taunton and adjacent villages); and
• West Deane Local Plan (adopted 1997, generally covering the
area west and north of Taunton).
1.16 They have now been replaced by this Plan.
PUBLIC PARTICIPATION AND THE LOCAL PLAN PROCESS
1.17 The views of the public were sought at a number of key
stages during the production of this Local Plan.
1.18 The ‘Issues and Options Report’ and the ‘Taunton Town
Study: Transport Strategies’ were subject to public consultation in
early 1995. They received some 2,000 responses, which were taken
into account in the preparation of the Deposit Plan.
1.19 The Deposit Plan, published in 1998, was subject to
statutory public consultation, and formal objections to the Plan
were received and considered.
1.20 Changes to the Plan arising from these and other factors
were incorporated into a ‘Revised Deposit’ Plan, published in 2000,
and further consultation on the amendments it contained then took
place.
1.21 Following this process, a Public Local Inquiry was held
between September 2001 and March 2003, in the presence of an
independent Inspector. The Inspector considered the issues raised
by objectors, and made recommendations to the Borough Council on
each of the objections.
1.22 The Inspector's Report was received in September 2003, and
in May 2004 the Council published details of changes that it felt
needed to be made to the Plan, primarily arising from the
Inspector’s recommendations. Public consultation on these Proposed
Modifications took place in May and June 2004, attracting some 270
responses.
1.23 The Council considered in September/October 2004 the
responses that were received on the Proposed Modifications. It
decided that no further Modifications to the Plan were necessary,
and that subject to no intervention by the Secretary of State, the
Plan should be adopted.
3
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THE TAUNTON VISION
1.24 In parallel with the later stages of this Plan’s
preparation the Borough Council has been one of the parties
responsible for the production of the ‘Taunton Vision: 2025 and
Beyond’. This report, which was published in September 2002, is the
product of the Taunton Vision Commission, a panel of Borough and
County Councillors under an independent chairman. The Commission
undertook a comprehensive investigation into the future of Taunton,
in the process collecting evidence from a large number of
individuals and organisations, through personal appearances and
written representations.
1.25 The Vision Report sets out a robust long-term framework of
ideas and aspirations for the future of Taunton, that aims to
ensure that the town develops in a way that will make it ‘a leading
exemplar of a 21st century market town’.
1.26 The key area of change for the delivery of the Vision will
be the town centre. Recognising this, the Borough and County
Councils and the South West Regional Development Agency have
jointly commissioned consultants to prepare the Taunton Urban
Design Framework (UDF). The UDF sets out proposals for mixed-use
redevelopment on over 40 hectares of ‘under-utilised’ land in the
town centre. This regeneration can deliver significant amounts of
residential, employment, retail, leisure, recreation and cultural
development within a high quality environment. Several of the main
sites involved, including Firepool, Tangier and The Crescent, are
already identified for development within this Local Plan. In order
to bring the planning framework for these sites in line with the
UDF at the earliest opportunity, the preparation of an Area Action
Plan for the UDF sites will be a priority of the Council.
4
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CHAPTER 2 STRATEGY
AIMS AND OBJECTIVES
2.1 Government advice emphasises the importance attached to
clear aims, objectives and targets in Local Plans. These give the
Plan direction, can be used to monitor the success of the Plan, and
help in future reviews.
2.2 The aim should be a succinct but comprehensive statement of
what the Plan is seeking to achieve. Taking account of the Borough
Council’s Corporate Priorities (the economy, transport, crime,
health and the environment), and the need to protect the interests
of future generations, the following aim is included:
To provide for a sustainable pattern of land use, development
and transport which best protects and enhances the environment,
meets the social and economic needs of the community, and maintains
the ability of future generations to meet their own needs.
2.3 This takes account of the regional and structure plan aims,
providing an avowedly sustainable basis for the development of the
Borough and for the meeting of social and economic needs. It
explicitly recognises the need to consider the position of future
generations.
2.4 This aim is supported by objectives, which set out what the
Local Planning Authority is seeking to achieve in more detail. The
objectives, classified generally as environmental, social or
economic but not in any order of precedence, are as follows:
Environmental Protection Objectives
(i) To minimise the pollution of air, water and land.
(ii) To protect and improve the landscape quality and character
of the countryside.
(iii) To protect and improve the quality and character of
settlements.
(iv) To preserve and enhance the historical, geological and
cultural heritage.
(v) To maintain and enhance biodiversity.
(vi) To minimise the use of non-renewable resources including
fossil fuels, minerals, water and the best agricultural land.
(vii) To control the location and design of development to
reduce the need to travel.
(viii) To seek a more sustainable and balanced transport system
based upon reduced dependence on the car and increased emphasis on
energy efficiency, public safety, public transport, cycling and
walking.
(ix) To ensure the use of good design and materials which
respect and enhance local character and distinctiveness.
(x) To promote the reduction, re-use and recycling of waste.
5
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Social Needs Objectives
(xi) To make the most efficient use of land and maximise the
benefits from its use and development.
(xii) To improve public amenity, health and safety.
(xiii) To meet the housing needs of all sections of present and
future generations.
(xiv) To ensure that all sections of present and future
generations have access to high quality community and recreational
facilities and that new developments make appropriate
provision.
(xv) To take account of public opinion in assessing the needs of
present generations.
Economic Needs Objectives
(xvi) To promote economic prosperity and diversity, ready access
to employment for all sections of present and future generations
and the success of established employers.
(xvii) To increase the economic viability and self-sufficiency
of settlements and rural areas.
(xviii) To provide for a range of accessible shopping facilities
which meet the needs of all sections of the community.
(xix) To protect and enhance the vitality and viability of
Taunton and Wellington town centres.
STRATEGY
2.5 In order to achieve these objectives, and thus to promote
sustainable development, a clear land use and transport strategy is
required. The clearest guidance from the Government on this issue
is set out in PPG13, ‘Transport’. The main themes of PPG13 are set
out below.
(i) Location of development and traffic growth:
• Locate development where it is readily accessible by a choice
of transport modes. This is particularly important for major
generators of travel demand.
• Group facilities together (shops, offices, leisure, etc.) so
that one journey can serve several purposes. This will help reduce
the length and number of journeys.
• Strengthen existing local centres, both in rural and urban
areas, so as to improve their vitality and viability and, in
addition, reduce travel.
• Adopt parking policies which limit car parking provision for
developments and in other locations.
PPG13's emphasis on containing growth in car travel and
providing alternatives are of paramount importance. Traffic growth
threatens not only air quality, but also climatic change, the
quality of the environment generally,
6
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public health and safety and the continued protection of
landscapes and habitats. Local authorities are now required to
foster forms of development which encourage walking, cycling and
public transport use.
(ii) Housing:
• Locate housing where it can provide a choice of means of
travel to other facilities.
• Increase housing densities near major public transport
corridors. • Locate the maximum amount of housing possible to
existing large
urban areas where there is already a good range of facilities
(shops, schools, employment, etc.)
• Give priority to redeveloping existing under-used sites and
properties. • Only permit significant additional housing within or
adjoining villages
where it would support local services such as schools or shops,
which could become unviable without some modest growth, meet local
housing needs and where the development would respect the character
of the village.
• Maintain and where appropriate increase residential
densities
(iii) Employment and freight:
• Seek to provide locations for offices and other employment
intensive uses at sites in urban centres which are easily reached
from local housing by public transport, cycling and walking.
• Allocate sites which are unlikely to be served by public
transport for uses which are not employment or travel
intensive.
• Encourage the carriage of freight by rail or water rather than
by road wherever it can provide a viable alternative.
• Allocate sites for distribution and warehousing, particularly
of bulky goods, which are readily accessible to the trunk road
network (avoiding direct access) while making potential access to
wharves, harbours or railway sidings possible in the future.
(iv) Retailing:
The primary aim here is to maintain and enhance the vitality and
viability of town centres, particularly as they act as the focus
for the public transport network, consequently offering access to a
wide range of facilities and uses. In addition:
• Adopt a ‘sequential test’ for determining the appropriateness
of locations of retail development.
• Local convenience shopping (at an appropriate scale) should be
encouraged in local and rural centres so as to avoid the need to
travel to find alternative provision.
• Large residential developments should provide local shopping
facilities.
(v) Leisure, tourism and recreation:
Again the emphasis is on concentrating facilities within town
centres and at other locations well served by public transport. In
addition:
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• Maintain and encourage the provision of local leisure and
entertainment facilities.
• Make provision for attractive and accessible local play areas,
public open space and other recreation facilities.
(vi) Education and other public facilities:
• Locate facilities such as schools, branch libraries, health
centres, etc., within residential areas or at local centres so that
they are accessible on foot and bicycle.
2.6 The Issues and Options Report, which formed the pre-deposit
consultation for the Taunton Deane Local Plan, discussed four
options (strategies) for accommodating projected growth in housing
and employment. These were:
(i) Concentration in Taunton on large sites; (ii) Concentration
in Taunton on small sites; (iii) Concentration in rail corridor;
(iv) A mixture of the best elements of the above in a ‘preferred
strategy’.
2.7 The basic elements of the preferred strategy were as
follows:
• To focus the majority of development in Taunton, but with a
significant allocation at Longforth Farm, Wellington.
• To accommodate most of the housing and employment requirements
on large sites which enable significant development contributions
towards new infrastructure and community services.
• To locate large sites adjacent to existing or proposed main
bus and rail routes.
• To identify small sites within the urban area in order to
provide an element of choice and reduce the overall need to
travel.
2.8 This approach conformed with the Local Plan objectives, the
principles of sustainable development and the key advice of PPG13
and RPG10.
2.9 The strategy now proposed for the Plan has been developed
having regard to the key advice and approaches outlined above. The
emphasis of the strategy is on locating development where it will
have least environmental impact, with particular importance
attached to travel reduction. The Plan therefore adopts a
‘sequential approach’ to the allocation of development sites, which
defines some sites as preferable to others.
2.10 The basic premise is that development is concentrated in
the towns, particularly Taunton, to minimise its environmental and
travel implications. The preferred location is on under-used land
within the existing urban areas. Such sites can be less attractive
to developers than greenfield ones, and it is important that those
allocated for development in the Local Plan are developed as early
as possible in the Plan period. Government advice, contained in
PPG3, requires that plans introduce phasing arrangements to ensure
that brownfield housing sites are developed before greenfield
allocations. The phasing arrangements are set out in the Housing
chapter. The more central sites are particularly suitable for
travel intensive uses, such as offices, retailing and higher
density housing. Further from the town centre, proposals are
limited to other uses such as industry and warehousing where the
travel generation is lower. The most effective use of land will be
achieved by maximising the density of development, subject to
design, travel and other constraints. Because
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protection of the urban environment is of continued concern,
development will seek to avoid important open spaces and ‘green
wedges’ in the settlements.
2.11 The preparation of the Local Plan has involved consultation
with developers, landowners and the public, as well as detailed
studies of the settlements. The potential of brownfield sites for
housing, employment and other appropriate uses has been carefully
considered, in accordance with PPG3. An Urban Capacity Study,
jointly funded and managed by the Borough Council and a group of
developers, was completed by consultants in 2001. The study’s
conclusion was that the Borough’s urban areas could accommodate
approximately 822 dwellings in the remainder of the Plan period.
The Plan’s housing allocations have been revised in the light of
the study, as set out in the Housing chapter.
2.12 The Urban Capacity Study has identified the potential for
housing development in urban areas, including brownfield land.
However, brownfield allocations are not sufficient to meet the
development needs set out in the Structure Plan. Accordingly, some
greenfield development will be necessary. It is considered that the
most sustainable form of greenfield development is to allocate
major sites with community, shopping, educational and employment
provision, and good public transport links to a town centre. This
will help to minimise the need to travel for residents and ensure
public transport is available for trips into the town centres. A
variety of sites, in terms of size and distribution, help to
provide local choice.
2.13 The requirements of freight-orientated development,
particularly industry and storage, means that sites close to the
main road and rail network are required. To underpin the continued
economic success of the area, strategic road-related sites are
needed in locations well related to the towns. The low employment
densities associated with these uses make such allocations
acceptable in sustainability terms.
2.14 Policies for the rural areas need to promote small-scale,
employment-generating development and the provision of local needs
housing, whilst protecting the character of the countryside and
minimising travel implications. Accordingly, a more relaxed
approach to small-scale employment and community development is
proposed. Conversely, new housing should be extremely limited,
reflecting local needs such as affordable housing, the
strengthening of local services and resultant environmental
improvements.
2.15 As well as the land use strategy, it is important that
transport policies and proposals are incorporated if the objectives
of minimising travel and promoting alternatives to the car are to
be met.
2.16 This strategy is summarised in the following 10 strategy
statements:
(i) To locate the majority of development in or adjacent to
Taunton.
(ii) To locate a significant proportion of development in or
adjacent to Wellington.
(iii) To provide for sensitive small-scale economic and
community development in rural areas.
(iv) To limit housing in rural areas to small sites within
settlements which offer a range of community facilities.
(v) To maximise the amount of development on under-used sites
within the towns.
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(vi) To provide for most greenfield residential development on
large sites which incorporate community facilities and access to
public transport corridors.
(vii) To locate developments which are major generators of
travel demand, such as retailing and offices, at Taunton and
Wellington town centres or other public transport nodes.
(viii) To locate major generators of freight traffic with
convenient access to the rail and major road network.
(ix) To retain important open spaces and green wedges within
settlements.
(x) To provide a comprehensive network of safe public transport,
cycling and walking facilities, introduce selective parking
restraint and develop the minimum necessary new or improved road
links.
MONITORING AND REVIEW
2.17 Each of the objectives and strategy statements has been
assigned one or more indicators. These will be used to monitor the
success of the Plan in terms of implementing its strategy and
meeting its objectives. Further details are set out in Chapter
20.
ENVIRONMENTAL APPRAISAL
2.18 The policies, proposals and strategy of the Plan have been
subject to an environmental appraisal as recommended in PPG12. The
full results are set out in the separate Environment Appraisal
Document, available from the Borough Council. They compare the
likely impact of the Local Plan with the likely situation were
there to be no Local Plan, assuming the same levels of growth.
2.19 The objectives, strategy and general policies of the Local
Plan cover a wide range of environmental issues and show a
beneficial environmental impact. Only a few environmental
disadvantages have been found to be likely, and these are justified
by the overall benefit of the particular policy.
2.20 The development proposals of the Plan show up a number of
environmental disadvantages, as would be expected. The overall
level of development is decided outside the Local Plan process.
Accommodating development at the levels necessary necessitates the
development of sites with environmental disadvantages, particularly
their landscape and agricultural land quality impact. Overall the
sites chosen are those with least damaging impact. Many
developments, particularly those in the centre of Taunton, are
considered to have overall environmental benefit. Sites such as
Tangier and Firepool are highly sustainable, being brownfield and
highly accessible by modes other than the car, and are thus very
appropriate in terms of the criteria for assessing site
opportunities specified in PPG3. The influence of this PPG on Plan
preparation is also reflected in the Local Plan strategy, the
preparation of the Urban Capacity Study, and the broadly sequential
approach used in selecting sites for allocation (giving priority to
previously developed land in towns, followed by self-contained
developments on urban extension sites with access to jobs, services
and public transport; for example, at Monkton Heathfield).
2.21 The transport proposals of the Plan, primarily within
Taunton, provide significant environmental benefits overall. A key
question, however, lies in the level of road
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building considered necessary. The specific road proposals all
have environmental benefits, particularly in the town centre, but
are likely to lead to additional traffic growth overall, by
increasing capacity for car use.
2.22 On balance, the Plan is considered to be environmentally
beneficial overall.
OUTLINE OF LOCAL PLAN PROPOSALS
2.23 The residual housing requirement, detailed further in the
Housing chapter, amounts to some 2,650 dwellings. Some 80 hectares
of employment land are also needed, as detailed in the Economy
chapter. The main development proposals of the Local Plan are set
out in the following table:-
Houses Employment Land (Ha)
Norton Fitzwarren 770 8.2
Monkton Heathfield 1000 14.0
Cades Farm 250 0
Chelston sites 0 23.5
East of Henlade 0 10.0
Other Taunton brownfield 538 9.8
Other Taunton greenfield 140 9.4
Wellington brownfield 150 2.6
Rural 136 1.0
Total 2984 78.5
2.24 In terms of the strategy, this can be expressed as
follows:
(i) Proportion of development in or adjacent to Taunton:
housing: 82%, employment: 65%.
(ii) Proportion of development in or adjacent to Wellington:
housing: 13%, employment: 33%.
(iii) Proportion of development in rural areas:
housing: 5%, employment: 1%.
(iv) Proportion of development on urban under-used sites:
housing: 51%, employment: 26%.
(v) Proportion of greenfield housing on self-contained
sites:
66%.
Clearly, the proposals are closely in line with strategy.
STRATEGIC POLICIES
2.25 For ease of reference, the plan’s policies are divided into
chapters, reflecting their subject or geographical area. However,
many issues are relevant to all or most types of development and
across the Borough. Accordingly, a number of ‘strategic’ policies
are included in the plan. These provide the background to
development proposals throughout the Borough.
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The Control of Development
2.26 The main power of the Local Plan is through its influence
over decisions on planning applications. To understand the
limitations on this power, a number of legal definitions need to be
understood.
2.27 ‘Development’ is the carrying out of building, engineering,
mining or other operations in, on, over or under land or making a
material change in the use of buildings or land. Planning control,
and therefore the Local Plan, generally relates only to
development.
2.28 The ‘development plan’ consists of the adopted Local and
Structure Plans for an area, taken together.
2.29 A key section of the Planning Act relates to the role of
the development plan in considering applications for planning
permission. This section, known as Section 54A, states that:
‘Where, in making any determination under the Planning Acts,
regard is to be had to the development plan, the determination
shall be made in accordance with the plan unless material
considerations indicate otherwise.’
2.30 This section gives substantial weight to the policies and
proposals of this Local Plan, as the detailed part of the
development plan. However, there will be cases where ‘material
considerations’ indicate that the Plan should not be followed.
Where a Local Plan is set aside, this is known as a ‘departure’.
Such departures can and do occur, and the Local Planning Authority
will consider the following tests when considering proposals which
do not accord with the development plan:
(i) Does the proposal contribute to a national or local need or
further the strategy and objectives of the development plan to an
extent which outweighs the importance of the particular
policies?
(ii) Are alternative ways of achieving the benefits unfeasible
or conflict more with development plan policies?
(iii) Is the proposal so urgent that it cannot await the next
Local Plan review?
(iv) Are the best available mitigation measures incorporated to
minimise any adverse environmental impact or other harm?
2.31 Where such a ‘departure’ is supported by the Local Planning
Authority, it may be necessary to refer the decision to the
Secretary of State. This is required where a departure application
which the Council do not intend to refuse is of a significant scale
(such as more than 150 houses or 5,000 square metres gross of
retail, leisure, office or mixed commercial floor space) or in
specific other circumstances set out in a Ministerial Direction,
currently The Town and Country Planning Development Plans and
Consultation (Departures) Directions 1999, Part 3.
General Requirements
S1 Proposals for development, taking account of any mitigation
measures proposed, will be required to meet the following criteria,
in addition to any other Development Plan policies which apply in a
particular case:
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(A) additional road traffic arising, taking account of any road
improvements involved, would not lead to overloading of access
roads, road safety problems or environmental degradation byfumes,
noise, vibrations or visual impact;
(B) the accessibility of the development by public transport,
cycling and pedestrian networks would be consistent with its likely
trip generation and minimising the need to use the car;
(C) the proposal will not lead to harm to protected wildlife
species or their habitats;
(D) the appearance and character of any affected landscape,
settlement, building or street scene would not be harmed as a
result of the development;
(E) potential air pollution, water pollution, noise, dust,
glare, heat, vibration and other forms of pollution or nuisance
which could arise as a result of the development will not harm
public health or safety, the amenity of individual dwellings or
residential areas or other elements of the local or wider
environment;
(F) the health, safety or amenity of any occupants or users of
the development will not be harmed by any pollution or nuisance
arising from an existing or committed use;
(G) the safety of any occupants or users will not be at risk
from ground instability; and
(H) the site will be served by utility services necessary for
the development proposed.
2.32 Policy S1 provides a wide ranging set of criteria against
which to assess planning applications. This will ensure a
consistent approach to the decision-making process. It is
supplemented by more specific policies for particular areas, such
as Areas of Outstanding Natural Beauty, or particular types of
development, such as housing. These will provide additional or more
specific criteria, or occasionally will relax specific requirements
of policy S1. Unless stated otherwise, policy S1 will apply to all
proposals for development in addition to any other policy.
Applicants may be required to provide additional information where
the Council consider it necessary to fully assess a development
proposal.
2.33 In some cases an Environmental Impact Assessment (EIA) may
be required. An EIA is mandatory for development of a type listed
in Schedule 1 of the Town and Country Planning (Environmental
Impact Assessment) Regulations 1999. For development in Schedule 2
of those regulations, the Borough Council must make its own formal
determination of whether or not an EIA is required, taking into
account selection criteria, including the characteristics of the
development, its location and potential impact.
Transport Implications
2.34 Clearly the travel implications of a development will vary
with its location, scale and type, but the requirements of policy
S1 will be generally relevant. These impacts can be direct, such as
road safety, amenity or congestion effects. They can also be more
dispersed, particularly the impact on climate change and on the use
of non-renewable fossil fuels. The Local Plan strategy has at its
heart the need to reduce travel and promote more sustainable forms
of travel. The location of new development where there is a choice
of transport modes is one of the important elements of this.
Policies H2 (housing), EC1 (business, industry and warehousing) and
EC10 (shopping) give more specific requirements for the main land
uses.
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Protected Species
2.35 The protection of the ecological heritage, often referred
to as biodiversity, is crucial to sustainable development. Known
sites of local, national and international wildlife importance are
protected by site-specific policies (EN1-3). However, certain
individual species are protected by law; these may be found
elsewhere and policy S1 carries forward this protection. Protected
species are taken to include badgers (which are specifically
protected by the Protection of Badgers Act 1992) and those listed
in the following legislation:
Wildlife and Countryside Act 1981, Schedules 1 (birds), 5
(animals) and 8 (plants).
EC Wild Birds Directive 1979, Annexe 1
EC Habitats Directive 1992, Annexes 2 and 4.
It is an offence to damage or destroy these animals or their
breeding sites or nesting places. Accordingly, proposals affecting
protected species or their habitats must include satisfactory
measures for their protection and conditions will be imposed or
obligations sought as necessary. Nature conservation organisations
such as English Nature and Somerset Wildlife Trust are valuable
sources of advice on the impact of development on protected species
and potential mitigation measures which may be employed in
development proposals. A particular case concerns nesting sites in
buildings being converted, referred to in policy EN4. Where
adequate protection cannot be afforded in this way, developments
will not be permitted without a very strong overriding need. The
Environment Agency is another useful source of advice, notably for
species like the otter and water vole.
Visual Impact
2.36 The visual impact of new development has been a significant
concern of planning for many years. While the design of development
is clearly important, and is covered in policy S2, the principle of
development on a particular site will have visual implications. The
need to protect the character of the environment applies throughout
Taunton Deane. However, certain areas are more sensitive or more
protected by other policies. Landscapes defined as Areas of
Outstanding Natural Beauty are of national importance; policy EN10
applies. Locally important landscape features are subject to policy
EN11. Similarly, the special or historic built environment is
protected by conservation area and listed building legislation and
development affecting them is of particular weight in the planning
process. Policies EN14-19 apply.
Pollution, Amenity and Safety
2.37 Many developments can lead directly or indirectly to
pollution or nuisance, so it is important the possible effects of
these are understood and minimised. The impact of emissions into
the air and water including noise, glare and dust, can impact on
wildlife, the character of an area and the amenity of nearby
residences. Conversely, the development of new houses and other
sensitive developments should avoid areas affected or likely to be
affected by a use which would be incompatible as a result of its
environmental impact. The policy will act to separate incompatible
developments.
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Other Limitations
2.38 Policy S1 will also help to ensure that new development
avoids areas likely to be at risk from subsidence, landslides or
other aspects of ground instability. This is not thought to be a
particular issue in the Plan area. The need for appropriate utility
services such as electricity, gas, sewerage, water supply and
telecommunications is clear, and the policy refers to this in
general terms.
Planning Obligations
2.39 Planning Obligations under Section 106 of the Planning Act
(known as ‘Section 106 Obligations’) are an important tool which
allow developments to overcome many potentially decisive obstacles.
In particular, obligations can involve financial contributions
towards infrastructure or other projects some distance away from
the site. However, it is vital to ensure that planning permissions
are not bought or sold, or seen to be so. Accordingly, Circular
01/97 sets out the tests to be applied to benefits sought through
planning obligations. The tests are that obligations should be
‘necessary, relevant to planning, directly related to the proposed
development, fairly and reasonably related in scale and kind to the
proposed development and reasonable in all other respects.
Acceptable development should never be refused because an applicant
is unwilling or unable to offer benefits. Unacceptable development
should never be permitted because of unnecessary or unrelated
benefits offered by the applicants’. The Local Plan sets out
specific elements which may be sought from new developments such as
educational and transport provision, through the use of
obligations. The provision sought should reflect the scale of the
development and the need arising from it, taking account of the
extent of any existing provision. The amount should be subject to
negotiation between the relevant local authorities and the
developer.
Design
S2 Development must be of a good design. Its scale, density,
height, massing, form, layout, landscaping, colour, materials and
access arrangements will be assessed to ensure that the proposal
will, where reasonable and feasible:
(A) reinforce the local character and distinctiveness of the
area, including the landscape setting of the site and any
settlement, street scene and building involved;
(B) incorporate existing site features of environmental
importance; (C) reinforce nature conservation interest; (D)
minimise the creation of waste in construction and incorporate
recycled and waste materials; (E) include measures to reduce
crime; (F) minimise adverse impact on the environment, and existing
land
uses likely to be affected; (G) include facilities to encourage
recycling; (H) make full and effective use of the site; (I) subject
to negotiation with developers, incorporate public art;
and (J) include measures to promote energy efficiency.
2.40 If the principle of a use or development is acceptable, it
is vital that a good quality design is followed in its
construction. Policy S2 sets out the broad parameters against which
all design proposals will be assessed. The criteria cover both
the
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visual impact of any proposal and other important design issues
such as nature conservation. The emphasis on sustainable
development means that new development should incorporate recycled
and waste materials where practical, to reduce the demand for
primary materials. The Government has set itself a target of
reducing the use of primary aggregates in construction. The
Government is also committed to reducing the UK’s energy bill,
conserving finite resources and reducing greenhouse gas emissions,
in which the design of energy efficient development can play an
important part. Therefore the sensible location and orientation of
buildings, glazing and landscaping, etc., to reduce the energy
requirements of new development, will be encouraged.
2.41 Particular emphasis is laid in this Plan on the local
character and distinctiveness of the Borough as a whole and of all
areas within it. Applicants for planning permission should submit a
statement setting out the design principles adopted for the
proposal, including written and illustrative material as
appropriate. The level of information required will reflect the
scale, nature and setting of the proposal.
2.42 Developers should aim to award unique qualities and local
distinctiveness to new developments via the inclusion of public
art. The Council will seek to negotiate with developers to
incorporate design elements which enhance schemes, particularly in
major developments, or within sites of public interest. Such
features could include exterior details such as hard or soft
landscaping, street furniture, brickwork, murals, glasswork,
sculptures, water features or clocks. Interior enhancements could
be in the form of textiles, banners, colour schemes, ceramics,
lighting, signage or seating. The Percent for Art scheme advocates
an early allocation of finance towards the creation of public art,
thereby stimulating cultural, economic, social and environmental
benefits. The Borough Council will actively encourage developers to
contribute one percent of the cost of new developments to this
national scheme.
2.43 The open countryside is particularly sensitive to
development, so policy S7 gives further guidance for design outside
settlements.
Mixed-Use Developments
S3 Proposals incorporating a mix of uses will be permitted,
provided that:
(A) only uses which accord with the development plan policies
applying to the site or area are incorporated, including the
accessibility of the site for non-car transport modes;
(B) only uses which would be compatible with each other and the
surrounding area are incorporated, taking account of any mitigation
measures proposed; and
(C) the scheme is designed as a unified whole.
Proposals forming part of a larger mixed-use allocation
(policies T2, T3, T4 & T8) will be permitted provided that they
do not prejudice the comprehensive and co-ordinated development of
the whole allocation and the delivery of necessary
infrastructure.
2.44 Government policy set out in PPG1 emphasises the importance
attached to promoting mixed-use developments. Benefits arise from
the potential increase in activity throughout the day from a range
of uses compared with a single use, and from the reduction in the
need to travel for a range of facilities. However, there are
problems which can arise by the introduction of incompatible
activities, or poorly considered overall design.
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2.45 Mixed-use developments will not be permitted where they
incorporate uses which would individually not be permitted at that
location. For example, the inclusion of retail development will be
subject to the same tests as a retail-only development, as set out
in policy EC10 and elsewhere.
2.46 The Plan makes a number of proposals incorporating a mix of
development types. The main ones are:
Norton Fitzwarren (Housing, employment, local centre)
Monkton Heathfield (Housing, employment, local centre,
school)
Firepool (Housing, retail, employment, leisure)
Tangier (Retailing, employment, housing, leisure) Priorswood
SWEB Depot (Housing, employment)
Tonedale Mill (Employment, housing, tourism, leisure,
cultural)
The vast majority of housing and employment development
proposals are contained within these sites.
SETTLEMENT POLICY AND THE PATTERN OF DEVELOPMENT
2.47 One of the key parts of the framework for guiding
development to the most appropriate locations is a set of policies
collectively known as settlement policy. This approach assesses the
ability of settlements to absorb new development in the most
sustainable fashion, and then provides a guide to the level of
allocations and other development to be allocated to each one.
Settlements are typically classified into a hierarchy of types,
based on size, location, level of services and employment and other
relevant factors. This approach generally reflects the approach
advocated in PPG7 and PPG13.
2.48 The Structure Plan puts forward a development strategy
which aims to focus most growth in the larger settlements, in
accordance with sustainable development principles. The settlement
hierarchy and development policies are set out in policies STR2 -
STR6 and generally refer to towns, rural centres, villages and open
countryside.
Towns
2.49 Taunton and Wellington are defined as towns. In the
Structure Plan, policies STR2 and STR4 state as follows:
STR2 (List of 15 settlements including Taunton and Wellington)
are identified as Towns. They will function as locations for
employment and shopping, cultural, community and education services
and residential use. Taunton and Yeovil will provide a sub-regional
role for certain services including shopping and financial &
administrative services.
STR4 New development should be focussed on the Towns where
provision for such development should be made in accordance with
their role and function, individual characteristics and
constraints. Priority should be given to the re-use of previously
developed land and to the encouragement of mixed-use
development.
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The Taunton and Wellington chapters set out specific proposals
and policies in line with these strategic considerations.
Rural Centres
S4 Bishops Lydeard and Wiveliscombe are defined as rural
centres, appropriate for selective development which enhances or
maintains their local social and economic role and environmental
quality and is unlikely to lead to a significant increase in car
travel.
2.50 The Structure Plan requires that local plans define as
rural centres those settlements which act as focal points for local
employment, shopping, social and community activity. Provision
should be made for development which will sustain their roles.
2.51 Bishops Lydeard and Wiveliscombe are considered to be the
two settlements which fit this description. Both have a population
of approximately 2,500 and a range of services and employment
serving more than the immediate settlement. Both are on well-served
bus routes into Taunton and can accommodate development of an
appropriate scale. Accordingly, the Bishops Lydeard and
Wiveliscombe chapters allocate small sites for development and
contain other policies and proposals to support their rural centre
roles.
2.52 Milverton and North Curry have, in the past, been given
equivalent status. However, these settlements are significantly
smaller and their employment, shopping and service provision is not
at the same level. Policy S5 defines them as villages.
Villages
S5 Ashbrittle, Ash Priors, Bishopswood, Blagdon Hill,
Bradford-on-Tone, Burrowbridge, Cheddon Fitzpaine, Churchinford,
Combe Florey, Corfe, Creech St. Michael, Fitzhead, Halse, Hatch
Beauchamp, Henlade, Kingston St. Mary, Langford Budville, Lydeard
St. Lawrence, Milverton, North Curry, Nynehead, Oake, Pitminster,
Ruishton, Sampford Arundel, Stoke St. Gregory, Stoke St. Mary, West
Bagborough, West Buckland and West Monkton are defined as villages.
Development in villages will be limited to small scale proposals
which support their social and economic viability, maintain or
enhance their environmental quality and are unlikely to lead to a
significant increase in car travel.
2.53 The Structure Plan requires that settlements which provide
limited local services should be identified as villages. They may
be appropriate locations for development limited to that compatible
with their local need, individual roles, characteristics and
physical identities. The rural settlements have been carefully
examined to see if they should be so identified. The following
guidelines have been used:
(i) Size: a defined village should not normally have fewer than
50 dwellings within or closely associated with the village
envelope, including any outstanding development commitments. This
will help to ensure that the local services remain viable and that
there is scope for additional development without impinging too
much on the rural character of the area.
(ii) Services: one or more of a primary school, shop, village
hall or post office facility must be open and appear to be
reasonably viable.
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(iii) Development: there should be potential for some
development within the village.
A limitation to small-scale proposals in relation to the size of
the village would be appropriate in the light of these factors and
the strategy of rural restraint set out in an earlier section. The
preparation of Village Design Statements by local communities will
often help to emphasise the important aspects of local
distinctiveness for each village and help to ensure that new
development fits its surroundings. Such statements may be suitable
for adoption as supplementary planning documents.
2.54 There are considered to be 30 settlements which should be
classified as villages and subject to policy S5. Each of these
villages is described in the settlement chapters. The level of
development proposed for the villages is small; some 100 or so
dwellings in total. The new village of Cotford St. Luke on and
adjoining the site of the old Tone Vale hospital is subject to a
separate policy S6 because of the level of development committed
there.
2.55 A number of smaller settlements have, over time, been
incorporated within, or become associated with, the urban fabric of
Taunton and Wellington. While such settlements often retain their
pre-existing individuality, they can no longer be regarded as
‘villages’ in a planning sense. The term ‘associated settlement’ is
used for them, and applies to settlements such as Norton
Fitzwarren, Trull and Rockwell Green. More details are set out in
the Taunton and Wellington chapters.
Cotford St Luke New Village
S6 Cotford St. Luke (previously Tone Vale) is defined as a new
village.
2.56 The West Deane Local Plan defined the then hospital of Tone
Vale as a new village with proposals for 600 dwellings, services
and associated development. The proposals were subsequently granted
permission and development has commenced. It is now expected that
about 850 dwellings will be completed on the same area, reflecting
the higher densities that have been sought through detailed
permissions on the site. While the policies for the new village are
intended to promote a local rural design, Cotford St. Luke cannot
be considered a village in the same way as those set out in policy
S5. Accordingly policy S6 defines it as a ‘new village’.
Outside settlements
S7 Outside defined settlement limits, new building will not be
permitted unless it maintains or enhances the environmental quality
and landscape character of the area and:
(A) is for the purposes of agriculture or forestry; (B) accords
with a specific development plan policy or proposal; (C) is
necessary to meet a requirement of environmental or other
legislation; or (D) supports the vitality and viability of the
rural economy in a way
which cannot be sited within the defined limits of a
settlement.
New structures or buildings permitted in accordance with this
policy should be designed and sited to minimise landscape impact,
be compatible with a rural location and meet the following criteria
where practicable:
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(E) avoid breaking the skyline; (F) make maximum use of existing
screening; (G) relate well to existing buildings; and (H) use
colours and materials which harmonise with the landscape.
2.57 Outside the defined settlements of towns, rural centres and
villages, there is very limited scope for development. Both
Government policy, set out in PPG7, and policies in the Structure
Plan require that ‘strict control’ is exercised over development in
the open countryside. Accordingly, a number of strict tests are
incorporated in policy S7 which relate to development outside the
defined limits of settlements. The general tenor of national
countryside policy is that development should both benefit the
economy and maintain or enhance the environment. The four criteria
(A)-(D) give the main forms of development likely to be
appropriate. Agricultural and forestry developments will generally
be appropriate in the countryside along with certain other
developments such as water treatment works, conversion of rural
buildings and some affordable housing schemes. These exceptions to
the normal strict control are set out in specific policies. Where
development is permitted in the countryside, in accordance with a
specific policy or as an exception, particular care should be taken
to respect the rural character of the area in its size, siting,
landscaping and design, minimising undesirable impacts on the
landscape. The definition of agriculture for the purposes of this
policy is set out in the Planning Act and includes related
activities such as horticulture.
2.58 The criteria of policy S7 must be read particularly in
conjunction with the guidance in policy S2, which also applies. The
need to respect the local distinctiveness of the area (policy S2,
criterion (A)) will be particularly important in countryside
locations and will usually involve close attention to the
characteristics of the local traditional building styles. The Royal
Fine Art Commission provides advice on the use of colours on large
buildings in the countryside. It advises the use of dark colours,
and in particular roofs to be darker than the walls.
Best and Most Versatile Agricultural Land
S8 Development outside the limits of a settlement which involves
the permanent loss of the best and most versatile agricultural land
(grades 1, 2 and 3a) will only be permitted where:
(A) development of agricultural land is unavoidable in the
absence of opportunities on previously developed sites and on land
within the boundaries of settlements; and
(B) the sustainability benefits of developing such land outweigh
the benefits of developing lesser quality agricultural land that is
available.
2.59 National policy set out in PPG7 is to retain the best and
most versatile agricultural land as a resource for the future. This
advice is reflected in the Local Plan’s objectives and the
decisions on allocations. Policy S8 sets out the approach which
will be adopted for proposals which come forward on the best and
most versatile agricultural land. In criterion (B), sustainability
benefits might be the benefits of developing a site with good
accessibility by modes other than the car, or a location minimising
the need to travel. Also they could include the sustainability
benefits of not developing land which, though of relatively low
agricultural quality, is of importance in terms of biodiversity,
landscape quality, amenity value or heritage interest.
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Taunton Town Centre
S9 Within Taunton town centre, development proposals that
enhance its sub-regional role and the quality and character of its
surrounding environment will generally be supported.
2.60 Taunton town centre provides an attractive focus for a
range of leisure, retail and other commercial facilities. It
remains the most accessible location in the sub region. It
possesses a main line railway station, is the focus for public
transport provision and possesses the largest potential ‘walk in’
catchment within the County, including large numbers of residential
properties within the centre itself.
2.61 However, in order to retain and enhance its focus as the
most sustainable development location, the quality of its physical
and environmental fabric requires continued investment. A number of
sites within the town centre have been identified through the Local
Plan process for regeneration opportunities. These include Firepool
and Tangier. Redevelopment of such sites contributes to the
enhancement of the sub-regional role of the town centre and,
through the re-use of previously developed land, contributes to
environmental enhancement and the perception of a prosperous and
vibrant place to live and visit.
2.62 However, other areas within the town centre are also
under-utilised or add little to the perception or reality of the
town centre as an attractive place to visit and live. If the town
centre is to retain and build on its attractiveness it must work in
partnership with the local community, developers and other public
and private sector bodies to enhance its role and function in line
with the Local Plan strategy and other corporate documents such as
the Taunton Vision Report (see paragraphs 1.24 - 1.26). Within the
Local Plan period, additional redevelopment opportunities will
undoubtedly occur, although these opportunities must be designed to
be appropriate to and enhance the character and quality of this
environment rather than simply embracing development for its own
sake. Government policy statements such the 2000 White Paper,
‘Delivering an Urban Renaissance’ and PPG6 are also firmly
supportive of measures to promote town centre enhancements as a
means of promoting vitality and viability, creating quality,
mixed-use and sustainable living environments.
2.63 As opportunities for major potential redevelopment sites
within the town centre are identified the Borough Council will, in
consultation with interested parties, prepare supplementary
planning guidance to supplement the Local Plan policies relevant to
the opportunities and proposals for that site.
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CHAPTER 3 HOUSING
HOUSING REQUIREMENT
3.1 The Local Plan is required to be in ‘general conformity’
with the Structure Plan. One of the key Structure Plan policies is
Policy 33, which states (inter alia):
Provision will be made for about 44,800 dwellings over the
period 1991 - 2011. This requirement will be distributed in
accordance with strategy as follows:
District Additional Dwellings Proposed
Mendip About 8,950
Sedgemoor About 9,200
South Somerset About 13,700
Taunton Deane About 10,450
West Somerset About 2,400
3.2 The role of the Local Plan is therefore to allocate
sufficient housing sites to ensure that all sources of new housing
contribute about 10,450 additional dwellings over the period 1991 -
2011.
3.3 At 1st April 2001, there were 5,134 dwellings completed, and
at that time there were a further 502 dwellings under construction,
and 1,119 with planning permission. There were also 258 dwellings
on other sites that were either awaiting the signing of Section 106
agreements, or where a planning application was under consideration
but had not been determined.
Urban Capacity/Brownfield Development
3.4 The Local Plan allocates a number of previously developed
sites for housing development, in line with the sequential approach
set out in the Strategy chapter