CONTENTS

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 (Aginghills 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 Tauntons 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)
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 Deanes 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. Wellingtons 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
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 Regions cities and major towns as Principal
Urban Areas (PUAs) where most development should be concentrated. Tauntons
designation as one of eleven PUAs has impacted on this Plans 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
 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 Inspectors 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
THE TAUNTON VISION

1.24 In parallel with the later stages of this Plans 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
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 Councils 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
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
 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:

7
 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

8
 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 studys conclusion was that the Boroughs
urban areas could accommodate approximately 822 dwellings in the remainder of the
Plan period. The Plans 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.

9
 (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

10
 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 plans 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.

11
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:

12
 (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 by
fumes, 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.

13
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.

14
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

15
 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 UKs 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.

16
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.

17
 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.

18
 (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:

19
 (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 Plans
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.

20
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.

21
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 and
PPG3. The sites, which are listed in full in paragraph 3.9 below, amount to 1,458
dwellings. However, it is accepted that these may be more difficult to bring forward
for development and accordingly, a 10% non-implementation rate is assumed,
bringing the expected contribution within the Plan period down to 1,312 dwellings.

3.5 Although the Local Plan is based on a strategy of seeking out and identifying urban
development opportunities and many such sites have been allocated, it is important
that it takes full account of all the ways in which new housing might be provided on
previously developed land and buildings. In accordance with guidance in PPG3 an
urban housing capacity study of the Boroughs towns and larger villages has
therefore been undertaken. The study, which was commissioned, managed and
funded jointly with the development industry, was completed in July 2001. It found
that the expected contribution from unallocated urban sites and other sources was
822 dwellings in the remainder of the Plan period. Account has been taken of this in
assessing the need for housing allocations, as set out in the table in paragraph 3.7.

Rural Windfalls

3.6 A continued contribution from unallocated sites (windfalls) from rural areas is also
expected, although this is likely to slow as a result of a reduced availability of sites
within villages and the effect of more restrictive policy towards dispersed
development. During 1990 - 2000 rural completions averaged 68 per year, primarily
on small sites and conversions. At April 2001 there were 248 rural commitments on

22
 windfall sites. A reduction to half the historic completion rate is forecast, leading to a
likely 100 new dwellings in rural areas (after deducting existing commitments).

3.7 Taking account of these figures, and making allowance for the non-implementation of
some existing commitments, a total of about 2,653 dwellings is the remainder, to be
met by new allocations. Priority has been given to brownfield sites, with the residue
to be provided in greenfield locations. The following table summarises the situation:

Structure Plan Requirement (approx) 10,450

Completions 1991 2001 (5134)
Under construction (502)
With planning permission* (1,007)
Urban housing capacity (822)
Other commitments or identified sites* (232)
Rural windfalls (100)
Residue to be met by allocations (approx) 2,653
Brownfield allocations** (1,312)
Greenfield allocations required to meet 1,341
Structure Plan requirement (approx)

* After making allowance for 10% non-implementation

** Assumes the non-implementation of 10% of brownfield sites allocated in this

Plan, as set out in the table in paragraph 3.9.

3.8 The Local Plan strategy gives an important background to the location of the new
housing allocations. In general, a sequential approach to housing sites is
incorporated in the strategy, in which some types of housing sites are preferred to
others. The general sequence is as follows:

(i) Previously developed sites within the urban areas of Taunton and Wellington.
(ii) Other under-used sites in Taunton and Wellington.
(iii) Large, self-contained sites on the edge of Taunton.
(iv) Large, self-contained sites on the edge of Wellington.
(v) In addition, a small amount of housing in the villages and rural centres is
proposed, primarily for local needs.

3.9 The densities assumed on the allocated sites seek to maximise their contribution to
meeting the housing requirements and are within the range set out in PPG3. The
following housing sites are allocated in the Local Plan (with the relevant policy
indicated) with a brownfield/greenfield split indicated. In the process of identifying
appropriate allocations, unimplemented allocations in existing local plans have been
reviewed, and only those considered to be in accordance with current policies and
strategy, and still available for development, have been carried forward. A number
have been discarded.

23
 Approximate Capacity
Taunton Urban Policy Brown Green Total
Norton Fitzwarren T5 770 0 770
Monkton Heathfield T9 & T10 0 1,000 1,000
Firepool area T3 100 0 100
Tangier area T2 100 0 100
East of Silk Mills Lane T13 0 80 80
Priorswood SWEB West Depot T14 100 0 100
The Crescent T34 50 0 50
Hamilton Road T15(A) 50 0 50
Princess Margaret School T15(B) 70 0 70
St James Street Garage T15(C) 40 0 40
Somerset Place T15(D) 0 0 0
Dabinett Close T15(E) 0 0 0
Upper High Street T15(F) 0 0 0
Gatchell House T15(G) 28 0 28
The Uppers, Greenway Road T15(H) 0 60 60
TOTALS 1,308 1,140 2,448

Wellington Urban
Tonedale Mill W2 150 0 150
Cades Farm W3 0 250 250
TOTALS 150 250 400

Rural Centres
Style Road, Wiveliscombe WV1 0 50 50
Gore Farm, Bishops Lydeard BL1 0 20 20
TOTALS 0 70 70

Villages
Hyde Lane, Creech St Michael CM1 0 35 35
Oake OK1 0 0 0
Corfe Farm, Corfe CO1 0 6 6
Station Road, Hatch Beauchamp HB1 0 5 5
Hill Farm, Kingston St Mary KM1 0 20 20
TOTALS 0 66 66

TOTAL ALLOCATIONS 1,458 1,526 2,984

Notes Capacity for Firepool includes allowance for commitment of a further 150 dwellings.
Sites shown with zero capacity are now commitments.

24
3.10 The overall provision for housing in this Plan exceeds the Structure Plan figure for
Taunton Deane by approximately 185 dwellings, after allowing for urban capacity and
windfall assumptions, existing commitments and the non-implementation of some
sites. This difference amounts to about 1.8% of the Structure Plan requirement. This
is considered to conform with the Structure Plan Policy 33 which refers to about
10,450 dwellings, particularly as many of the assumptions made in the calculation
are subject to some uncertainty.

3.11 Taking account of allocations and the other forecast developments (but excluding
existing commitments), the following numbers of dwellings can be expected:

(i) 2,134 dwellings (57%), Urban brownfield sites.

(ii) 140 dwellings (4%), Other urban under-used sites.
(iii) 1,000 dwellings (27%), Taunton, major site.
(iv) 250 dwellings (7%), Wellington, major site.
(vi) 236 dwellings (6%), rural sites.

Phasing and Monitoring of Development

3.12 PPG3 advises that the Plan should contain a policy for managing the release of
housing sites, and that this should give priority to the development of previously
developed land ahead of greenfield sites. In so doing, however, in order to ensure
that an adequate supply of housing land is maintained at all times it is important that
account is taken of other factors, such as the availability of individual sites for
development, constraints that may affect them, and the rate at which they are
capable of being developed. The phasing measures in policy H1, below, reflect
these considerations.

3.13 In phasing development for the Taunton Deane Local Plan the remainder of the Local
Plan period has been divided into two phases of about equal length, from April 2001-
March 2006 and from April 2006-June 2011. Before considering the phasing of
allocated sites, regard must be given to development expected in the Plan period
from other sources of new housing. An analysis of this is set out in the table below.

Source of Supply Phase 1 Phase 2

Dwellings under construction* 452 50
Dwellings with planning permission** 806 201
Other commitments or identified sites** 186 46
Urban housing capacity*** 400 422
Rural windfalls 0 100
TOTAL 1,844 819

* Assumes 90% of commitments at 1 April 2001 completed in Phase One.

** Assumes 80% of commitments at 1 April 2001 completed in Phase One.
*** Assumes constant rate of completions in Plan period.

3.14 The scale of development required in each of the phases can be calculated by
multiplying the residual average annual rate of development needed to achieve the
Structure Plan requirement by its length in years. As the average annual residual
rate is 519 dwellings (5,316 dwellings (10,450 5,134) in 10.25 years), the totals for
the phases are 2,595 (519 x 5) in Phase 1 and 2,725 (519 x 5.25) in Phase 2.
Taking account of other sources, as set out above, this leaves a residual requirement
to be met from allocations as follows:

25
 Phase 1 Phase 2
Total dwellings required 2,595 2,725
Dwellings from other sources 1,844 819
Dwellings required from allocations 751 1,906

3.15 The Plans phasing provisions are set out in policy H1. Overall, the objective has
been to give priority to the development of brownfield sites first, and then other sites
within Taunton and Wellington, although in some instances it is recognised that this
is unlikely to be achievable. In addition, some small sites giving a choice of location
and the first phase of the major strategic site at Monkton Heathfield are included in
the first phase.

H1 The development of sites allocated for housing will be in accordance

with the phasing strategy of this policy, which seeks to ensure that
priority is given to the development of previously developed brownfield
sites and maintaining a sufficient supply of land for residential
development.

Sites identified in Phase 2 are not anticipated to commence

development until after April 2006, although planning permission may
be granted prior to this date subject to conditions regarding
infrastructure provision and necessary lead times.

The performance of the phasing strategy will be monitored, reviewed

and rolled forward on an annual basis. Where sites are coming forward
at a rate different to that anticipated in this policy and, having regard to
the considerations set out below, it is found to be necessary to adjust
the strategy, this will be implemented through a supplementary
planning document.

(A) The need to achieve sustainable development.

(B) The need to enable the necessary annual housebuilding rate.
(C) The contribution from non-allocated sites.
(D) The receipt of market intelligence.
(E) Other material considerations.

Phase 1 Phase 2
Monkton Heathfield 150 850
Norton Fitzwarren 120 650
Firepool 100 0
Tangier 50 50
East of Silk Mills 0 80
Priorswood SWEB West Depot 100 0
The Crescent 0 50
Hamilton Road 0 50
Princess Margaret School 70 0
St James Street 0 40
Gatchell House 28 0
The Uppers, Greenway Road 60 0

26
 Phase 1 Phase 2
Cades Farm, Wellington 0 250
Tonedale Mill, Wellington 150 0
Style Road, Wiveliscombe 0 50
Gore Farm, Bishops Lydeard 20 0
Hyde Lane, Creech St Michael 35 0
Corfe Farm, Corfe 6 0
Station Road, Hatch Beauchamp 5 0
Hill Farm, Kingston St Mary 20 0
TOTAL (Allowing for 10% non-
implementation of brownfield allocations) 862 1986

3.16 To manage the release of housing sites effectively and help to ensure that planned
rates of house building are achieved requires regular monitoring. The Council has a
well-established system for monitoring house building in the Borough, which collects
and publishes a wide range of information. This system will be reviewed and
amended as necessary to meet the needs of managing housing site release.

3.17 Where the results of monitoring indicate a significant and persistent gap between
planned and actual rates of development, it may be necessary to try to change the
rate being delivered in a particular phase by the re-assignment of sites between the
phases. The circumstances in which this is most likely to arise are where rates of
windfall development vary considerably from those estimated, or where the timing of
allocated sites availability or the actual rates of development on them is going to
result in a significant difference in the yield within a phase. In reaching a decision on
the need for re-assignment the Council will take account of the overall situation in
terms of dwelling completions and commitments, and the particular circumstances of
sites that are central to the achievement of the planned rate in each phase.

3.18 Where re-assignment is considered to be necessary, the Councils proposals will be

brought forward in a supplementary planning document. In preparing such proposals
the Council will undertake public consultation which will involve relevant landowners,
developers and interest groups as well as the wider public. Any proposals involving
the allocation or de-allocation of sites will be dealt with through the processes of Plan
review or replacement.

Use of Compulsory Purchase Orders

3.19 In order to deliver the Local Plan strategy to meet the Structure Plan requirements,
the use of Compulsory Purchase Orders may be required. However, this will only be
pursued as a last resort, after the means of negotiated agreement have been
exhausted.

Housing within Classified Settlements

H2 Housing development will be permitted within defined limits of

settlements, provided that:

(A) there is safe and convenient access by bus or on foot to facilities

and employment. In the case of proposals of a significant scale,
bus or walking access to a town centre or rural centre will be

27
 required, taking account of any off-site works proposed in
accordance with criterion (B);

(B) necessary provision is made for off-site public transport, cycling

and pedestrian facilities and highway improvements to cater
safely for the expected number of trips generated by the
development and minimise the proportion of car trips;

(C) traffic calming, pedestrian, cycle and bus measures are

incorporated where necessary to give priority to safe and
convenient access and circulation by means other than the car;

(D) the layout allows people with impaired mobility or a disability

safe and convenient access and movement to and between
dwellings by careful positioning of potential obstructions, ramps,
dropped kerbs, textured surfaces and reserved car parking;

(E) small scale schemes in existing residential areas will increase

the development density of these areas without individually or
cumulatively eroding their character or residential amenity;

(F) a coherent approach to the overall design is adopted, including

layout, landscaping, building designs, materials, open spaces
and circulation routes, to create locally distinctive developments
well related to their surroundings;

(G) existing and proposed dwellings will enjoy adequate privacy and
sunlight; and

(H) on housing developments and conversions of a substantial scale

a reasonable mix and balance of housing types and sizes be
incorporated to cater for a range of housing needs, particularly
those low-cost housing types which are under-represented in the
current stock.

3.20 The policy applies within the defined settlements of towns, rural centres and villages.
In addition to the requirements of a number of other policies, policy H2 provides the
more specific criteria against which new housing will be considered. Particularly
important cross-references are:

S1 - General requirements;
S2 - Design requirements;
S4 - Development in rural centres;
S5 - Development in villages;
C1 - Educational requirements;
C4 - Open Space requirements;
M4 - Car parking requirements;
H9 - Affordable housing.

3.21 Policy H2 applies to the principle of housing on a particular site and the details of
layout and design where the principle is acceptable. They apply both to those
allocated in the Local Plan and to windfall sites which may come forward within
settlements. Additional policies set out later in this chapter may also be relevant to a
particular case.

28
3.22 The development of new housing will generally be limited to sites within the defined
settlements, i.e. towns, rural centres and villages. Outside settlement limits, new
housing will be strictly controlled in line with national guidance. Policy S7 gives the
general background to this. Exceptions to this general approach can be found for the
occasional residential conversion of a rural building (policy H7), replacement
dwellings (policy H8), small affordable housing schemes (policy H11) and agricultural
dwellings (policy H12).

3.23 The key locational requirement is to ensure that new dwellings have access to
community facilities and employment by means other than the car. This ensures that
residents will be less likely to use the car for such journeys, and is important for the
sustainability of new housing. In cases of new housing of a significant scale, access
to a range of facilities will be important. Such a range is generally found in the
centres of towns and the rural centres. Accordingly, the policy requires that
significant developments have reasonable non-car access to town or rural centres.
In this context, significant will be taken to mean more than 5 dwellings on a site,
which would imply over 40 trips per day. In order to maximise cycling, walking and
the use of public transport, the policy seeks to ensure the provision of appropriate
transport infrastructure on and off the site.

3.24 The car parking requirements for new housing are set out in the Movement chapter
(policy M4), and conform with Government policy. They vary depending on the size,
type and location of the proposed dwellings.

3.25 The 2001 Census indicates that 18% of Taunton Deanes residents were suffering
from a limiting long-term illness, considered to be a reasonable proxy for the range
of physical disabilities. In addition, of course, the mobility needs of others (such as
parents with prams) are similar to those in a wheelchair. Accordingly, the whole of
the external environment in new housing developments should be as accessible as
possible. The Building Regulations require that new dwellings are accessible to the
disabled.

3.26 The Borough Council has prepared a residential design guide to seek to improve the
design of new housing developments. The policy seeks to set out general principles
of design, such as allowing sufficient privacy and natural light to new and existing
dwellings. More details and guidance can be found in the design guide.

3.27 Government policy in PPG3 sets out that there should be greater choice of housing
and that housing should not reinforce social distinctions. The Borough Council
supports this view and will ensure that substantial housing developments contain a
mix of sizes and types of housing to aid the creation of mixed communities. In
particular the council will seek to address the shortage of low-cost and affordable
housing identified in the Housing Needs Survey. In line with the thresholds set for
affordable housing, substantial in the context of Policy H2(H) is taken to be sites of
25 or more units or over 1.0 hectare.

3.28 Affordable housing is covered in policy H9 and the supporting text. Low-cost market
housing is defined as:

small units which are provided without subsidy to meet the needs of households with
income levels just adequate to access the housing market. Access prices should
relate to the average of terraced houses or flats subject to local supply levels. Low-
cost housing can be provided with subsidy and if this is the case would be
incorporated within the definition of affordable housing.

29
3.29 The Housing Needs Survey has identified a need for an additional 120 low-cost units
in the period to 2006 for those households with income levels just adequate to
access the market. The definition includes units for rent and for sale. In practice,
planning cannot be used to control the price or tenure of new housing directly. It
would also be impractical to control the occupancy of large numbers of market
houses. It is considered that the most appropriate method is to ensure a continued
supply of smaller 1- and 2-bedroomed dwellings and flats.

3.30 This does not imply that there is no need for affordable 3-bedroomed or larger
dwellings. If a developer can show that the provision of dwellings with more than 2
bedrooms will genuinely contribute to the supply of low-cost units, then this is likely to
be acceptable. In particular, 3-bedroomed terraced houses are generally cheaper
than other forms of family dwellings.

Residential Conversions in Town Centres

H3 Within the Taunton Central Area, the use or conversion of vacant non-
residential buildings or parts of buildings to residential units will be
permitted provided that:

(A) the new dwellings will not be detrimentally affected by an

existing or proposed unneighbourly use;

(B) the appearance and character of the building or street scene

would not be harmed;

(C) the historic and archaeological heritage of the area would not be
harmed; and

(D) the proposal would not conflict with policies to protect the
integrity of the shopping frontages.

Requirements of policies S1 and H2 not covered in (A) to (D) above will not
apply to these proposals.

3.31 Town centre housing has several advantages over other less central locations. The
main advantage is the likely reduced need for residents to travel, because of
proximity to jobs, services and public transport. Increasing the number of residents
living in the central area will help to increase the vitality of the area after shop closing
time with consequent community safety benefits. The Local Plan therefore
encourages the use of vacant buildings for residential purposes, subject to a number
of criteria. Policies S1 and H2 do not apply to these proposals, as all the relevant
criteria are contained within the policy. The conversion of buildings with a recent or
committed employment use will be subject to policy EC9, which protects employment
land and buildings. Accordingly, in cases involving disused office buildings or other
such situations, the decision will involve weighing up the benefits of housing and
employment and the likelihood of the employment use occurring. In the case of
ground floors within the Primary Shopping Areas of Taunton or Wellington, residential
proposals are unlikely to be acceptable in accordance with policies T19 and W7.

Self-Contained Accommodation

H4 The construction of new buildings or the conversion of houses to form

flats or other types of self-contained accommodation will be permitted
provided they conform with policy H2.

30
3.32 The plan encourages proposals which increase the density of existing developed
areas, in line with the advice in PPG13. The provision of smaller units of
accommodation will also help to provide affordable dwellings, particularly available to
smaller households. The development of flats, either through the conversion of
existing buildings or the construction of new buildings is therefore to be permitted in
accordance with the same criteria as other forms of new housing. These are set out
in policy H2 and elsewhere. The parking policy M4 is also relevant.

Non-Self-Contained Accommodation

H5 The conversion of houses to bedsits, hostels or other types of non-self-

contained accommodation will be permitted, provided that:

(A) there is safe and convenient access by bus or on foot to a town

centre, local centre or rural centre;

(B) the proposed intensity of use will not, individually or

cumulatively with other existing conversions or non-residential
uses, erode the character or amenity of existing residential
areas;

(C) the privacy and amenity of neighbouring dwellings would not be

harmed as a result of increased noise, activity and disturbance
likely to be associated with the higher intensity of occupation;

(D) external changes do not harm the character and appearance of

the building or street scene;

(E) adequate refuse storage facilities are provided; and

(F) car parking will be permitted only where it can be provided

without harming the character and amenity of the area. Where
possible secure cycle parking will be required.

3.33 Houses in Multiple Occupation (HMOs) are a difficult issue in some parts of Taunton.
The intensity of use associated with them can cause noise and nuisance problems in
residential areas, particularly if they become concentrated in formerly settled
residential areas of single family dwellings. Local problems have arisen in parts of
Taunton, where a concentration of HMOs has developed. However, bedsits, hostels
and other forms of non-self-contained accommodation are an increasingly common
form of cheap rented housing, arising from the conversion of single houses. They
provide a form of affordable housing, particularly for the homeless or young single
people. When managed by a RSL they can provide more permanent, better quality
accommodation and tend to create fewer conflicts with neighbouring residents.

3.34 Advice in PPG3 is that the conversion of the existing housing stock to meet new
requirements is welcome, subject to the protection of residential character and
amenity. Housing densities can be increased in areas such as town centres with
good access to public transport, services and employment. Parking requirements
should be relaxed or waived to allow such uses in town centres, where residents are
within walking distance of shops and community facilities.

3.35 To accord with this guidance, the policy sets out a number of criteria against which
proposals to convert housing to multiple occupation will be considered. These
include the need for good walking or bus access to a range of facilities and

31
 employment (represented by the town, local and rural centres). The policy also
includes criteria to protect the amenity and character of the surrounding area. This
will permit the Planning Authority to balance the need for this type of accommodation
with its environmental impact and the need to retain a stock of family dwellings.

3.36 One issue to be considered, set out in criterion (B) is the cumulative impact of
conversions in a small area or individual street. Experience suggests that as HMOs
accumulate in particular streets or back-to-back in adjacent streets then the
increased level of activity, demand for on-street parking and other changes
associated with them can start to impinge on the amenity of the area. This issue will
have to be assessed application by application, and there is no intention to impose a
uniform quota.

3.37 The issue of noise impact on neighbouring dwellings is covered by the policy. The
incorporation of noise insulation may be necessary and practical in some
circumstances and it can be required by condition.

3.38 Parking requirements are set out in policy M4. Essentially these do not require
additional car parking provision for such proposals but a minimum of one cycle space
is to be provided. Criterion (F) of policy H5 will also apply, requiring any parking
provided to be in character with the area.

Town Centre Housing

H6 Within the Taunton Central Area, the development of allocated housing

sites for other uses will not be permitted unless the alternative use is
more important to the vitality and viability of the town centre. Where an
alternative use is permitted, the incorporation of an element of housing
in the scheme will be sought in accordance with policy S3.

3.39 The importance of housing in the town centres is emphasised above. Accordingly,
sites allocated for housing in the Taunton Central Area will not generally be
considered suitable for other forms of development. However, where an alternative
is considered to provide greater planning benefits, such as a major contribution to the
vitality and viability of the town centre, it will be acceptable. In this case, the
incorporation of housing as part of a mixed-use scheme will be sought. The contents
of policy S3 will apply in such cases.

Conversion of Rural Buildings

H7 Outside the defined limits of settlements, the conversion of buildings to

residential use will not be permitted unless;

(A) the building proposed to be converted is of permanent and

substantial construction and:
(1) is in keeping with its surroundings;
(2) has a size and structure suitable for conversion without
major rebuilding or significant extension and alteration;
(3) is unlikely to attract a suitable business re-use; and

32
 (4) is sited near a public road;

(B) and the proposal:

(1) will not harm the architectural or historic qualities of the
building;
(2) does not involve the creation of a residential curtilage
which would harm the rural character of the area; and
(3) will not lead to a dispersal of activity on such a scale as to
prejudice town and village vitality.

3.40 Planning permission will not generally be granted for new housing in the countryside,
in line with policies S7 and H2. There are, however, occasions when this strict
control is set aside for the conversion of rural buildings to dwellings as set out in
PPG7. However, the preference is for economic, tourism or other employment-
generating uses, rather than residential. Accordingly, the policy sets out the
circumstances where an exception to the normal strict control is warranted. In
particular, the applicant will need to show that there is little likelihood of an
employment-generating use. This is likely to require information on marketing over
approximately 12 months. The requirements of this policy are in addition to the
general policies such as S1 and S7.

Replacement Dwellings outside Settlements

H8 Outside the limits of a defined settlement, the demolition of an existing

dwelling and its replacement with a new dwelling will not be permitted,
unless:

(A) the residential use of the existing building has not been
abandoned;

(B) either 1) the appearance of the existing dwelling is

incompatible with a rural location or;
2) it would be uneconomic to bring the dwelling to an
acceptable state of repair or standard of amenities;

(C) it is a one-for-one replacement which is not substantially larger

than the existing dwelling; and

(D) the scale, design and layout of the proposal in its own right is
compatible with the rural character of the area.

3.41 Proposals to replace existing dwellings outside settlements will be carefully

assessed to ensure that they do not erode the character of the countryside or create
significant additional traffic in rural areas. In certain circumstances permitted
development rights may be removed in the interests of protecting the rural character
of the area. Where a Village Design Statement has been prepared by the local
community this will help to emphasise the important aspects of local distinctiveness
which is equally as applicable to dwellings in the countryside as to development in
the village. The demolition of defective dwellings and their replacement where this
involves the provision of a dwelling of the same or similar size will be allowed.
However, proposals which involve the loss of a listed building or one of traditional
character and design will be resisted. Proposals substantially different in terms of
size and environmental impact or an increased number of dwelling units will not be
permitted.

33
Affordable Housing

3.42 Affordable housing is defined as:

(A) Housing that is provided, with subsidy, for people who are unable to resolve
their housing requirements in the local housing market because of the
relationship between housing costs and incomes.

The types of housing which comply with the definition are: units for rent (the
main group), shared ownership with grant or shared equity where land value
is retained to provide housing for sale at below market levels and where
control of the equity discount can be retained in perpetuity.

(B) Rural local needs housing, the occupants of which are limited in accordance
with policy H11.

3.43 The need for affordable housing is a planning consideration, and Government policy
encourages Local Planning Authorities to increase the supply of affordable housing
through appropriate planning policies.

3.44 Taunton Deane Borough Council is strongly committed to the provision of affordable
housing as a corporate priority. The Local Plan policies reflect this commitment by
seeking to meet as much of the housing need as feasible through the planning role.

3.45 The definition of affordable housing to be sought must be as clear and precise as
possible and endure for the life of the Plan. Government policy requires that it should
include both low cost market and subsidised housing. Both types of housing are
therefore included in the definition where they are provided with subsidy. Paragraph
3.42 sets out the definition of affordable housing for the purposes of this Local Plan.

3.46 The tenure or ownership of dwellings is not controlled by planning and is, therefore,
not directly referred to in Local Plan policies. However, the aim of the Government,
set out in Circular 06/98, paragraph 2, to support a mix of housing within
communities, is fully supported by the Borough Council. (See also policy H2(H)).

More details on the definitions are given below:

Rural Local Needs Housing

Policy H11 provides a detailed definition

Affordable Housing

Although affordable housing covers a range of options for its delivery, in

practice most of the provision will be made through Registered Social
Landlords (RSLs). Registered Social Landlords are housing associations and
other landlords registered with the Housing Corporation. They are required to
have open and fair policies for allocating tenancies based on housing need.
The Government considers that the involvement of a Registered Social
Landlord secures sufficient control over future occupancy. They will work with
the Strategic Housing Authority, which has complementary objectives. Where
a developer intends to provide affordable housing without the involvement of
an RSL, the Council will require safeguards to ensure that it meets
appropriate needs. This is likely to be secured by the use of a Section 106
agreement. Such an agreement would ensure that access to the housing is

34
 limited to households complying with the definition of need established by the
2002 Housing Needs Survey, both for initial and subsequent occupiers, and
at a price that such households can afford.

Need for Affordable Housing

3.47 The Borough Council commissioned a research report by David Couttie Associates
to assess the need for affordable housing. This survey was carried out in December
2001 and has been conducted to ensure that it is rigorous and able to withstand
scrutiny, as outlined in Circular 06/98 and PPG3. The following paragraphs set out a
summary of its contents, but clearly the full report, published separately, should be
examined for the details. It indicates that a substantial need for affordable housing
exists in the Borough and this will not be met by the expected operation of the market
and the likely investment programmes of the social housing providers, including the
Local Housing Authority. Accordingly, it provides a justification for the inclusion of
appropriate policies and proposals in the Local Plan.

3.48 The report concluded that there is an affordability problem in Taunton Deane for low-
income households. The housing market excludes many families and single person
households who are currently seeking access to local housing. Access to home
ownership is beyond the reach of 65% of new/concealed households identified in the
survey. Additionally, the private rented sector makes little contribution to access to
affordable housing. Terraced properties sell for an average of 81,236 and first time
buyers would require an income of around 20,000 to access the market through
terraces. Flats are cheaper but only account for around 7.7% of sales, and cannot
be seen as the main access property for first time buyers due to under supply.
Access in the rural areas is more difficult both because of the lack of supply of flats
and higher prices.

3.49 The survey found that there was a total affordable housing need annually for 608
units. Net re-lets of the existing stock average 477 units. In total therefore there is a
need for an additional 131 units per year to be found from both the current housing
strategy and sites coming through the planning process. This equates to 1,310 units
during the remaining Plan period.

3.50 This need can be divided into two 5-year phases (2001-2006 and 2006-2011). This
reflects both the phasing policy in the Plan and the fact that a further housing needs
survey should be carried out in 5 years time.

3.51 A number of sources of affordable housing are likely to come forward, irrespective of
the intervention of the Local Plan, such as existing housing association
commitments, housing association new build or conversions, and the outcome of
various Housing Authority strategies. The following table sets out an estimate of
future supply based on current housing association and Local Authority proposals, an
assessment of the future availability of public funding, the results of the urban
capacity study, and by deduction the net need to be found from sites within open
market developments, secured by Section 106 agreements, during the Plan period.
It shows a total need for 861 affordable units on such sites during the remaining Plan
period.

35
 Phase 2001-2006 2006-2011 Total
Affordable Housing Need (131 per year) 655 655 1,310
Supply
LA/HA with planning permission/under 39 39
construction
LA/Ha new build/conversions (minus those in 91 100 191
system)
Other HA/LA initiatives (13x5) 65 65 130
Existing market Section 106 commitments 89 89
Total supply 284 165 449
Total to find from Section 106 sites 371 490 861

Affordable Housing within General Market Housing

H9 On suitable housing sites, the provision of affordable dwellings will be

sought where:

(A) within Taunton and Wellington, the site is at least 1.0 hectare in
size or is proposed for at least 25 dwellings;

(B) outside Taunton or Wellington, the site is of a sufficient size and

land value for the incorporation of affordable housing to be
feasible and there is a need for affordable housing in the parish
or adjoining parishes; and

(C) occupants without the use of a car will have safe and convenient
access to shopping, employment and education provision.

The provision of affordable dwellings sought on a site will be based on

the overall need to provide for the identified affordable housing need. In
assessing the level of provision on individual sites regard will be paid to
the need to balance other important planning requirements and to any
abnormal costs associated with the development of the site which
would threaten its financial viability. Indicative targets for the allocated
sites are set out in policy H10.

3.52 The preceding section set out the need for some 861 additional affordable housing
units or about 27% of the anticipated level of housing on allocated and windfall sites.
Government Circular 06/98 gives specific advice on the minimum size of housing site
on which affordable housing should be sought, being 25 dwellings or 1 hectare in
settlements over 3,000 population. It is proposed to adopt these recommended
figures. In the rural area outside of Taunton and Wellington the sufficient size
referred to in criterion (B) of the policy is viewed as being sites capable of
accommodating three or more dwellings. This reflects the fact that most sites coming
forward in such areas will be small, and that the need for affordable housing in the
rural areas is dispersed widely. This approach should ensure a reasonable provision
of rural affordable housing where it is needed across the Borough.

H10 Indicative targets for affordable housing, as a percentage of the

dwellings on each site, will be sought on allocated sites as set out in the
following table:

36
 Site Name Policy Reference Indicative Target
TAUNTON
Tangier T2 25%
Firepool T3 25%
Norton Fitzwarren T5 20%
Monkton Heathfield T9 & T10 35%
East of Silk Mills T13 35%
SWEB Depot T14 30%
Hamilton Road T15(A) 30%
St James Street T15(C) 30%
The Uppers, Greenway Road T15(H) 35%

WELLINGTON
Tonedale Mill W2 20%
Cades Farm W3 35%
BISHOPS LYDEARD
Gore Farm BL1 30%
CREECH ST MICHAEL
Hyde Lane CM1 35%
WIVELISCOMBE
Style Road WV1 30%

3.53 Circular 06/98 makes it clear that the Local Authority should set indicative targets for
specific suitable sites and that they should negotiate with developers for the inclusion
of an element of affordable housing on these sites. Circular 01/97 states that the use
of blanket formulations, such as the 27% level outlined above, is inappropriate.

3.54 In order to secure the required number of affordable dwellings, and taking account of
the nature of individual sites, indicative targets have been set in a range between
20% and 35% on all sites deemed by the Local Authority to be suitable for affordable
housing, and which meet the size criteria in policy H9. The level being determined by
the need to fulfil other planning objectives and whether the application of the higher
level would threaten the economic viability of the site. Greenfield sites have in
general been allocated a 35% target. Other sites have been allocated a discounted
target dependent on their contribution to other planning objectives. Only where it has
been proven to the satisfaction of the Local Authority that the site would become
economically unviable has the lowest target of 20% been applied. Having discounted
the targets to take account of site-specific costs and constraints and viability
considerations, the Council would not normally expect to have to make further
reductions.

3.55 Affordable housing will also be sought on suitable windfall sites in accordance with
policy H9. The level of affordable housing to be provided on each site will be within
the range 20-35%. The actual level being determined by any exceptional costs
associated with the site which would threaten its economic viability and whether the
provision of affordable housing would threaten other planning objectives which need
to be given priority. Given the overall level of need in the Borough the Council will
seek to maximise the level of affordable housing on both allocated and windfall sites.

37
Planning Conditions and Obligations

3.56 In order to aid the implementation of affordable housing policies the Borough Council
will prepare further guidance. A draft report Implementing Affordable Housing in
Taunton Deane was published for consultation in July 2001. A revised report will be
produced with the aim of providing both guidance and practical advice to developers
and providers of affordable housing on the Councils approach to affordable housing.
This will set out the various options for securing the provision of affordable housing
including the importance the Council attaches to the role of the Registered Social
Landlords (RSLs). In most cases the provision of affordable housing will be
controlled by Section 106 obligations or conditions. The Borough Council expects
most provision to be made on-site. Commuted sums and off-site provision will only
be acceptable in exceptional circumstances.

Rural Local Needs Housing

H11 As exceptions to H2, small affordable housing schemes which meet the
local community's needs for affordable housing will be permitted on
sites where housing would not otherwise be permitted, either within or
adjoining the identified limits of villages and rural centres, provided
that:

(A) there is a local need for affordable housing, defined as the

presence of households in need of affordable housing in the
following categories:

(1) households living or including someone working in the

parish or adjoining parishes currently in overcrowded or
otherwise unacceptable accommodation;
(2) newly formed households living or including someone
employed in the parish or adjoining parishes;
(3) households including dependants of the households
living in the parish or adjoining parishes; or
(4) households including a retired or disabled member who
has lived or worked in the parish or adjoining parishes for
a total of five or more years;

(B) the site proposed is the best available in planning terms and
would not harm the character and landscape setting of the
settlement more than is justified by the housing need to be met;

(C) satisfactory arrangements are made to secure the availability of

the dwellings in perpetuity for occupiers who are in a category of
need as defined in criterion (A), or other genuine housing need
only where this is necessary to secure full occupation of the
scheme;

(D) the proposal does not incorporate high value housing to offset a
lower return on the affordable housing; and

(E) the layout and design of the scheme conforms with policy H2.

3.57 In the rural areas, the numbers of sites which meet the requirements of policy H9 is
likely to be very limited. However, there is a continued need for a smaller scatter of
affordable houses to meet local needs in these areas. An alternative approach is,

38
 therefore, applicable in the rural area, known as the exceptions approach because it
operates by allowing exceptions to normal housing policy.

3.58 Under this policy, village or rural centre sites which would not be permitted for
general housing development under policy H2, usually because they are outside the
settlement limits, may be acceptable for local needs housing development. The
inclusion of rural centres is justified because they fall below the 3,000 population
threshold of a rural settlement set out in PPG3 and elsewhere.

3.59 Such proposals will only be acceptable where there is a proven local need, as
defined in the policy, sufficient to overcome the need to conform with the normal
planning policies. Environmental and other standards will still apply, such as those in
policies S1, S2, S5 and S7. The most relevant criteria in policy H2 are (B)-(G).

3.60 The control of occupation will be through condition or obligation attached to the
planning permission, based on criterion (C) of the policy.

Agricultural or Forestry Workers

H12 Dwellings for agricultural or forestry workers will be permitted outside

the limits of settlements provided there is a proven functional need for
the dwelling there and the farm or forestry unit for which it is sought is
proven to be financially viable.

3.61 Dwellings for agricultural or forestry workers are occasionally required on a farm or
forestry unit for specific reasons. In planning terms, agriculture also includes
horticultural uses. When an application is made, it should be supported by evidence
that there is a functional need for the dwelling on the unit and that the unit is
financially viable. Specific, detailed tests are set out in PPS7. The other policies
particularly relevant to these applications are S1, S7 and H13.

H13 Where agricultural or forestry dwellings are permitted in accordance

with H12, appropriate conditions will be used to retain the dwelling for
agricultural occupation. Applications to remove these conditions will
not be permitted unless:

(A) the dwelling is no longer needed on that unit for the purposes of
agriculture or forestry;

(B) there is no current demand for dwellings for farmers, farm

workers and foresters in the locality; and

(C) the dwelling cannot be sold or let at a price which reflects its
occupancy condition within a reasonable period.

3.62 Where new agricultural or forestry dwellings are permitted in accordance with policy
H12, they will be tied to those employed or last employed in agriculture or forestry.
The removal of these ties will be permitted only exceptionally, where there is a
proven lack of need in the locality for agricultural or forestry dwellings. The following
specific issues will need to be examined, and supporting evidence provided by the
applicant:

existing demand or lack of it by agricultural or forestry workers;

vacant agricultural dwellings;

39
 recent applications for agricultural dwellings;

recent applications for Council, housing association or other forms of

affordable housing by agricultural workers; and

disposal efforts including advertising and asking price.

Gypsy and Traveller Sites

H14 Outside the defined limits of settlements, sites for gypsies or non-
traditional travellers will be permitted, provided that:

(A) there is a need from those residing in or passing through the

area;

(B) there is safe and convenient access by bus, cycle or on foot to

schools and other community facilities and they are sited near a
public road;

(C) a landscaping scheme is provided which screens the site from

outside views and takes account of residential amenity;

(D) adequate open space is provided;

(E) accommodation will enjoy adequate privacy and sunlight;

(F) areas for business, where appropriate, are provided within sites,
with satisfactory measures for their separation from
accommodation spaces and the safety and amenity of residents;

(G) in the case of transit sites, there is convenient access to a

County or National route;

(H) the site is not within an Area of Outstanding Natural Beauty or a

Site of Special Scientific Interest, or would harm the special
environmental importance of any other protected area; and

(I) adequate fencing, capable of preventing nuisance to

neighbouring areas, is provided.

3.63 Gypsies are defined as persons of nomadic habit of life, whatever their race or origin
in the Caravan Sites Act 1968. The number of gypsies and other travellers within the
Borough is recorded in regular six-monthly counts. When assessing the need for
additional sites regard will be given to the results of past counts, the number of
vacant pitches on existing sites and the incidence of unauthorised encampments. In
view of the existing level of provision and limited evidence of additional need, no site
has been allocated. Policy H14 establishes a set of criteria against which any
applications for new sites can be assessed.

3.64 Over the past two decades or so people who are not traditional gypsies have taken
up a nomadic lifestyle. As a response to this issue it is proposed to apply the same
policy to such travellers as to gypsies. However, it would not be appropriate to mix
the two cultures on the same site.

40
3.65 The policy recognises that sites for gypsies or travellers are suitable uses for the less
environmentally sensitive parts of the countryside, where there is access to schools
and other facilities. A distinction is drawn between sites for permanent occupation
and transit or temporary sites. Transit sites should be located close to County or
National routes to reflect the greater level of movements. Policies S1, S7 and other
general policies will also apply to such proposals.

Sites for Travelling Show People

H15 Within the defined limits of settlements, permanent quarters for

travelling show people will be permitted, provided that:

(A) there is safe and convenient access by bus, cycle or on foot to

schools and other community facilities;

(B) necessary provision is made for off-site cycling and pedestrian

facilities and highway improvements to cater safely for the
expected number of trips generated by the development and
minimise the proportion of car trips;

(C) the design, layout and landscaping takes account of residential

amenity and the visual impact from public viewpoints;

(D) adequate open space is provided;

(E) accommodation will enjoy adequate privacy and sunlight;

(F) areas for parking and maintenance of show vehicles are provided
within sites, with satisfactory measures for their separation from
accommodation spaces and the safety and amenity of residents;
and

(G) there is convenient access to a County or National Route.

Permanent quarters will not be permitted outside the defined limits of

settlements unless criteria (A) - (G) are satisfied and:

(H) there is a need for the site in the area;

(I) there is no suitable site available within a settlement; and

(J) the proposal is outside an Area of Outstanding Natural Beauty.

3.66 Travelling show people are specifically excluded from the definition of gypsy by the
1968 Act. In some ways, however, the planning issues are similar. The winter
months are a slack time for travelling shows, and such groups therefore require
quarters for themselves and their vehicles during the winter. Increasingly, these are
becoming permanent quarters for the elderly and children among the groups.

3.67 The preference is for such sites to be within the limits of a settlement. However,
where this is not practical, then a well-screened site close to one of the larger
settlements may be appropriate. Policies S1 and S7 amongst other policies will also
contain relevant criteria.

41
Residential Care Homes

H16 Residential care homes will be permitted within walking distance of a

range of community facilities provided that:

(A) they are within the limits of a settlement; or

(B) they involve the conversion of a building which meets the criteria
in policy H7.

3.68 Residential care homes provide accommodation to those who can no longer cope
with living at home. The residents are expected to be independent, so access to
local facilities for them is important. Registration is required by the Council in
addition to planning permission. Criteria in policy S1 and other general policies must
also be considered.

3.69 Nursing homes, where the level of care is significantly greater, and the residents
independence consequently less, do not have the same locational requirements.
Somerset Health Commission is the registering authority for these.

Extensions to Dwellings

H17 Extensions to dwellings will be permitted provided they do not harm:

(A) the residential amenity of other dwellings;

(B) the future amenities, parking, turning space and other services of
the dwelling to be extended; and

(C) the form and character of the dwelling and are subservient to it in
scale and design.

3.70 Extensions to dwellings are one of the most common forms of planning application.
They provide a method of adapting houses to new requirements, but can have an
adverse impact on the character of a house or the area. They can impact on the
amenity of neighbouring dwellings by blocking out light to a window or garden, by
providing overlooking windows which reduce privacy or by creating an overbearing
mass or bulk. Amendments to the design of extensions can usually overcome such
problems and the vast majority of extension applications are therefore permitted. In
addition to the issues set out in this policy, general policies such as S1 and S2 will
also be relevant. In villages, the cumulative effect of extensions on the local
character may be substantial. One of the roles of Village Design Statements could
be to influence the design of residential extensions.

Ancillary Accommodation

H18 The conversion of an appropriate building within the curtilage of a

dwelling for ancillary accommodation will be permitted. The erection of
a new building within the curtilage of a dwelling for ancillary
accommodation will not be permitted unless:

(A) the proposal would be less damaging to the character of the

main dwelling or the surroundings than an extension or
conversion which meets the need;

42
 (B) it would be close enough to the main dwelling to maintain a
functional relationship;

(C) it does not harm the residential amenity of other dwellings;

(D) it does not unacceptably prejudice the future amenities, parking,

turning space and other services of the main dwelling; and

(E) it does not harm the form and character of the main dwelling and
is subservient to it in scale and design.

Where ancillary accommodation is permitted, planning control over

subsequent use or sale as a separate dwelling will be imposed.

3.71 Accommodation subsidiary to a main dwelling provides living space for relatives,
often elderly. The main planning issues relate to the impact on the area and the
subsequent use when the need for it no longer exists. It is particularly important that
a new dwelling is not created in this way outside a settlement. Even within a
settlement, the likely effect of doing so would be to create a cramped, awkward
arrangement. Accordingly, the creation of a new building will only be permitted once
other possibilities are exhausted. In addition to this specific policy, general policies
such as S1 and S2 will also apply.

Designing Out Crime

H19 The design of new housing developments should incorporate measures

to reduce the likelihood of crime which are compatible with the need to
create an attractive and sustainable layout. These should include the
following elements:

(A) the possibility of direct access from public areas to the rear
gardens of dwellings is minimised;

(B) public spaces, circulatory routes, car parking areas and the
fronts of dwellings are visible from within the maximum number
of dwellings;

(C) the layout of buildings, spaces, landscaping and lighting avoids

the creation of hidden or dark areas; and

(D) a mix of dwelling types is incorporated which encourages activity

throughout the day, where this is consistent with the residential
amenity of the area.

3.72 PPG1 states that Development Plans should incorporate policies aimed at deterring
crime through design. More detailed guidance on how the planning system can be
used to design out crime and design in community safety is contained in the
Government publication Safer Places: the Planning System and Crime Prevention
(2004). Features which appear likely to be effective include increasing passive
surveillance of public spaces from within dwellings, making public access to rear
gardens difficult, avoiding the creation of hiding places, and encouraging a mix of
uses to create activity throughout the day. It is important, however, that designing
out crime does not create sterile or unattractive environments, or inhibit the more
sustainable forms of travel, by undue physical barriers to walking and cycling.

43
CHAPTER 4 ECONOMY
4.1 The economy of Taunton Deane is dominated by the towns of Taunton and
Wellington, which contain 88% of the Boroughs employee jobs (2002 Annual
Business Inquiry (Nomis)). The characteristics of these are therefore closely
reflected in the overall structure of the local economy.

4.2 Taunton contains 80% of the jobs and is itself dominated by the service sector such
as retailing, public services and financial services. Most of Tauntons employees
work in the towns central area although some decentralisation of offices, retailing
and leisure has occurred to sites near the motorway junction. This concentration of
employment has led to the town being a focus for commuting from within Taunton
Deane and from adjacent districts. This inward flow has strong implications for the
transport policies of the Local Plan.

4.3 Wellington provides far fewer jobs and of a different type than its larger neighbour; a
higher proportion of its jobs are in manufacturing. Wellington appears increasingly to
function as a dormitory town for Taunton, and clearly this has implications for
sustainability.

4.4 Elsewhere within Taunton Deane, small numbers of jobs are provided, important for
their local communities.

4.5 The Structure Plan provides strategic guidance for this Local Plan. It is, itself, in line
with national policies. It is the role of the Local Plan to implement these strategic
approaches as adapted to reflect the particular circumstances of Taunton Deane,
and in particular to allocate sites for employment-generating development at an
appropriate scale and in appropriate locations.

4.6 Structure Plan Policy 16 states:

Provision will be made for about 405 hectares of land for industrial, warehouse and
business development purposes over the period 1991-2011. This will include
activities within classes B1, B2, and B8 of the Town and Country Planning (Use
Classes) Order 1987. The distribution of the overall allocation will be as follows:

District Hectares

Mendip about 60
Sedgemoor about 95
South Somerset about 125
Taunton Deane about 115
West Somerset about 10

Provision should be made for the inclusion of such uses in mixed-use development
sites where appropriate. Where such uses are included, only those allocation
elements that are within use classes B1, B2 and/or B8 can be counted against the
relevant allocation total for that District.

4.7 Based on the Structure Plan requirement, it is estimated that the Local Plan should
allocate approximately 80 hectares of employment land. The table below sets out
how this has been calculated:

44
 Structure Plan requirement 1991-2011 115 ha
Completions 1991-2004 40.63 ha
Commitments at 2004 31.42 ha*
Total gross land supply through Local Plan allocations
(minus commitments) at 2004 78.50 ha
Adjustment for losses of existing employment land -37.70 ha
Employment land total at 2004 112.85 ha

* The Commitments total includes land with planning permission at Wiveliscombe

(part of policy WV3) and Courtlands (policy T18), totalling 5.36 hectares. This
figure has consequently therefore also been excluded from Local Plan allocations
total of 78.50 ha.

4.8 Taking into account completions, commitments and remaining Local Plan allocations
without planning permission, the Local Plan employment land figure over the period
1991-2011 is broadly consistent with the Structure Plan requirement to provide for
about 115 hectares of land for industrial, warehouse and business development.

4.9 The uses included in this requirement are as follows:

Use Class Description

B1 Business (office, research, light industry)
B2 General industry
B8 Storage or distribution, warehousing

4.10 This chapter includes policies for the three most significant elements of the economy;
industry (Classes B1-B8), retailing (Classes A1-A3) and tourism-related
developments. The leisure industry is covered in the Community chapter. In
general, specific proposals are contained in the various settlement chapters and
these are summarised in this chapter. The advertisement control policy can be found
in the final section of this chapter.

INDUSTRY POLICIES AND PROPOSALS

4.11 The industrial allocations and policies reflect the need to promote economic
development in a sustainable manner. The principles of PPG13, set out in the
Strategy chapter, have guided the allocations. Accordingly, the more intensive
employment uses, such as offices, are guided to areas with good public transport
accessibility such as the Taunton Central Area. Where freight traffic will be a
particular issue, such as general industry and warehousing developments, access to
the railway or main road networks will be more of an issue.

4.12 The need to promote employment in Wellington and the rural areas is a particular
issue for Taunton Deane, where commuting to Taunton is a major environmental
concern. Accordingly, a significant allocation is made at Wellington to increase the
availability of local employment for Wellington residents. The rural centre of
Wiveliscombe has a significant allocation, and a positive policy approach to rural
employment proposals is set out.

4.13 The following allocations are therefore proposed in various chapters of this Local
Plan. The figures are gross totals for allocated land without planning permission at
March 2004.

45
 Settlement Site Area Policy
Taunton Monkton Heathfield 14.0 ha T9 & T11
Norton Fitzwarren 8.2 ha T6
Firepool 5.4 ha T3
Crown Industrial Estate 9.4 ha T16
Priorswood 1.8 ha T17
Tangier 2.6 ha T2
Henlade East of Henlade 10 ha HE1
Wellington Chelston House Farm 22.2 ha W4
Chelston Business Park 1.3 ha W5
Milverton Road 0.8 ha W6
Tonedale Mill 1.8 ha W2
Wiveliscombe South of Taunton Road 1.0 ha WV3
TOTAL 78.50 ha

Note Courtlands Farm policy (T18) is excluded from this table since it now has an
extant planning permission. The figure for Wiveliscombe (policy WV3)
likewise, excludes that part of the allocation which already has planning
permission.

Employment Development

EC1 Business, industrial and warehousing development will be permitted

within the defined limits of settlements, provided that;

(A) large-scale office developments will only be permitted within the

settlement limits of Taunton or Wellington;

(B) in the case of industrial or warehousing proposals where freight

movements are likely to be high, a freight link to the rail network
or safe access to the national or county road network is
provided; and

(C) within Areas of Outstanding Natural Beauty only small-scale,

unobtrusive developments will be permitted.

4.14 The development of business, industrial and warehousing space (those uses within
Classes B1, B2 or B8 of the Use Classes Order) will be an important factor in
employment growth in the Borough. Strategic policies, such as S1, provide many of
the criteria for assessing such applications. However, the travel implications of
employment development are often key to the decision, so policy EC1 concentrates
on locational guidance aimed at minimising travel and the impact of road freight. The
locational requirements of large scale office proposals, as key town centre uses, are
covered in policies EC10 and EC12.

Freight Generating Developments

4.15 Most freight is carried by road, and HGV movements can cause considerable
nuisance and danger. Accordingly, it is necessary to ensure that proposals likely to
give rise to such movements are located close to the main road network. The
Structure Plan defines certain roads as being county or national routes, and these
are considered appropriate for the purposes of this policy. Allocations of this nature
are made at Chelston House Farm, Henlade and east of Monkton Heathfield.

46
4.16 As part of the sustainable transport strategy, the Borough Council is keen to promote
the use of rail for freight. Accordingly, the policy supports developments which take
advantage of a freight link to the railway network, although opportunities for this
within the Borough are limited.

Development in Areas of Outstanding Natural Beauty

4.17 The Quantock and Blackdown Hills are designated as AONBs and are protected as
nationally important landscapes. The Plan promotes small-scale employment
development in rural areas (see policies EC6EC8), in order to support the rural
economy. However, development policies for AONBs set the protection of natural
beauty as the highest priority, so policy EC1 provides additional guidance for these
sensitive and important landscapes.

Expansion of Existing Firms on Land Subject to Restrictive Policies

EC2 Proposals by existing firms to expand onto land subject to restrictive

policies will be permitted where relocation to a more suitable site is
unrealistic, and where the economic benefit of the proposal outweighs
any harm to the objectives of the relevant policy. Mitigating measures
will be sought to reduce any environmental impact to a minimum.

4.18 A number of existing businesses within Taunton Deane are long established local
employers, but are located in open countryside or other areas where restrictive
policies apply. However, such firms occasionally need to expand and it is not always
realistic to expect them to relocate. Such proposals will be assessed by weighing the
economic benefit of the proposal against the harm (such as visual or nature
conservation) likely to arise. Where a proposal is to be approved, then mitigating
measures such as landscaping, good design and wildlife management will be sought
to keep any adverse impact to a minimum, or even to improve on the previous
situation.

EC3 Subject to other development control considerations, proposals for the

extension of existing employment estates will be permitted where:

(A) it can be demonstrated that the land is readily capable of

development before 2006 and is well served by infrastructure;
and

(B) it will help meet the short term need for sites of a quality design
and layout suitable for B1 light industrial, B2 and B8 uses; and

(C) the existing estate is strategically located with good access to

the national route network (road and/or rail); and,

(D) it is of a scale compatible with the existing estate; and

(E) development would not result in significant adverse

environmental or amenity impacts.

4.19 Although the Local Plan has allocated sufficient employment land to meet the
Structure Plan requirements, the Council recognises that much of this land may not
be available for development until the later phase of the Local Plan (after 2006),
resulting in a short-term deficiency of a range of sites readily capable of

47
 development. Policy EC3 therefore provides a range of criteria to ensure that
additional employment land can be released if it results in a wider range of
strategically located opportunities of a scale and design appropriate to the identified
needs of the Borough. This policy is unlikely to apply to the Wellington area since a
good supply of land readily capable of development and appropriate to the towns
employment needs already exists. The retention of this policy after 2006 will be
considered through the Plan, Monitor and Manage process.

Working from Home

EC4 Within predominantly residential areas, the creation of a workplace

within a dwelling will be permitted provided that the essentially
residential character of the building and area is maintained by:

(A) limiting the type and level of activity, including the hours of work
and deliveries, to that consistent with the residential amenity of
the area;

(B) preventing any harmful future intensification; and

(C) limiting any advertisement to a small, discrete notice.

4.20 Working from home is increasingly common, and can often commence without the
need for planning permission. Where permission is or becomes necessary,
proposals will generally be acceptable where they will not harm the character and
amenities of the area or neighbouring dwellings. Policy EC4 provides additional
guidance to that contained in the strategic policies, notably S1.

The Rural Economy

4.21 Taunton Deane covers a wide rural area, which is experiencing the same pressures
and problems as elsewhere in rural England. The vitality and viability of the rural
economy is an important part of the Local Plans strategy, and a number of policies
are put forward to support it. This emphasis on the rural economy reflects the
designation of most of Taunton Deane as part of the Somerset Rural Development
Area.

4.22 A strong, growing and more diverse rural economy should lead to better access to
employment for rural dwellers, less need to commute into the towns and more
support for rural services. There are many existing businesses in rural areas that are
an important element of maintaining a healthy rural economy. Proposals involving
the expansion or extension of existing employment will be assessed against policy
EC2 and strategic policies, particularly S1 and S7.

Disused Airfield, Culmhead

EC5 In considering proposals for conversions, changes of use and new

buildings within a site of 4.4 hectares at Culmhead indicated on the
Proposals Map, the following elements of development will be sought:

(A) employment on the site limited to approximately 260;

(B) improvements to the vehicular access and public transport

accessibility;

48
 (C) uses limited to Classes B1, B2, C2, D1 and/or D2;

(D) the level of expected visitors limited to a low level;

(E) removal of unsightly structures on the whole of the former

airfield and measures to provide screening and landscaping in
character with the Blackdowns Plateau Landscape Character
Area;

(F) lighting proposals which avoid light pollution;

(G) measures to avoid outside storage or working;

(H) redevelopment proposals will be permitted only where they

significantly reduce the landscape impact of the complex; and

(I) no increase in overall floorspace.

4.23 The former airfield at Culmhead lies on the Blackdown Hills Plateau about
3 kilometres from Churchinford. It was used as a Composite Signals Research
Station from the 1950s, but this use has now ceased. The airfield site is still largely
undeveloped, but contains a complex of buildings covering 4.4 hectares, with a total
floorspace of about 8,500 square metres. These buildings are of varying ages, and
are completely out of character with the nationally important landscape in which they
sit. The airfield has a range of unsightly structures such as the security fencing and
concrete runways, largely outside this complex and within a different ownership,
which also detract from the landscape.

4.24 The Borough Council has accepted that the complex has a permitted B1 business
use arising from its status as a government research establishment and therefore
continued B1 use is possible. Potential additional uses include those set out in the
policy. However, the site is remote from any settlement, and has minimal public
transport accessibility. Staff and visitors associated with any use will therefore need
to access the site by car. Accordingly, in the interests of sustainability, employment
and visitor generation should be kept to relatively low levels and improvements to
public transport accessibility sought. The existing access is also substandard and
should be improved. Development should incorporate significant visual
improvements, such as landscaping and the removal of existing unsightly structures.
Light pollution has been a specific problem and this should be addressed in any
future use.

Conversion of Rural Buildings

EC6 Outside the defined limits of settlements, the conversion of buildings to

business, industrial, warehousing, tourism, recreation, community,
commercial or other employment-generating use will be permitted,
provided that:

(A) the building proposed to be converted is of permanent and

substantial construction, and:

(i) has a size and structure suitable for conversion without

major rebuilding, or significant extension and alteration;
(ii) has a form, bulk and general design in keeping with its
surroundings; and

49
 (iii) is sited near a public road;

(B) and the proposal would:

(i) not harm the appearance, nature conservation and

historic heritage or surroundings of the building;
(ii) be compatible with the rural character and landscape
quality of the area, taking account of any visual
improvements proposed;
(iii) not harm the residential amenity of neighbouring
properties or highway safety and adequate arrangements
can be made for the provision of services; and
(iv) not lead to a dispersal of activity on such a scale as to
prejudice town and village vitality.

4.25 The conversion of rural buildings to employment use provides an important source of
workspace, contributing to the rural economy. It is likely that many more will become
available over the Plan period. Policy EC6 encourages such proposals, in contrast to
the stricter control over residential conversions set out in policy H7.

4.26 The policy provides guidance additional to that contained in policy S1 and other
general policies. The requirements of these policies may therefore lead to a refusal;
for example, on wildlife or amenity grounds. Policy EN4 must also be considered,
relating to the protection of habitats for owls, bats and other protected species.
Where the building is listed or within a conservation area, specific additional policies
will apply. The requirement of policy S1(B) is particularly relevant to consideration of
proposals. Specifically, uses which would be likely to attract a significant number of
trips such as offices, tourism and some leisure uses will only be permitted where they
will be accessible by public transport. There should generally be no reason to
exclude buildings on grounds of size alone without consideration of the proposed
use. However, proposals to convert large buildings or groups of buildings, where the
likelihood of traffic impact is greater, will need to pay particular regard to the
requirements of policy S1, criteria (A) and (B).

4.27 In addition to guarding against traffic generation, proposals will not be permitted
where the scale of use would be harmful to the vitality of nearby settlements. The
incorporation of retailing in a scheme will be subject to the requirements of policy
EC10 and other relevant policies set out later in this chapter. These emphasise the
importance of protecting the vitality of essential rural services and of minimising
travel by car. Specific policies on farm shops and garden centres may also be
relevant.

Rural Employment Proposals

EC7 Outside the defined limits of settlements, the development of new small-
scale buildings for business, industrial, warehousing, tourism,
recreation, community, commercial or other employment generating
use, excluding retailing, will be permitted provided:

(A) the site is near a public road;

(B) the site is adjacent to the limits of a village within which there is
no suitable site available; and

50
 (C) there would be no harm to the residential amenity of
neighbouring properties, landscape or highway safety and
adequate arrangements can be made for the provision of
services.

4.28 In addition to the conversion of buildings in rural areas, there is likely to be a need for
new employment buildings. Policy EC7 provides guidance and general policies such
as S1 and S7 will also apply to such proposals. Policy S1(B) is particularly relevant,
in that uses which would be likely to attract a significant number of trips will only be
permitted at locations accessible by public transport.

4.29 For sustainability and traffic reasons, and to limit the visual impact, policy EC7 refers
to small-scale proposals. This will be taken to refer to a maximum of 500 square
metres. Policy S7 in particular may reduce the acceptable size further, depending on
the nature of the site and its surroundings and the need to protect the areas rural
character.

4.30 The policy ensures that proposals involving sites within villages are developed before
new buildings in the countryside are permitted.

4.31 Proposals for new rural retail development are covered by policy EC10 which limits
them to sites within villages or rural centres.

Farm Diversification

EC8 Proposals for the diversification of farm-based enterprises will be

permitted provided that:

(A) the proposal is compatible with the agricultural operations on the

farm; and

(B) existing farm buildings are utilised wherever possible.

4.32 PPG7 encourages farm diversification, recognising that with the changing structure of
the agricultural industry farmers increasingly look to diversify beyond agriculture in
order to supplement their incomes. These ventures can add value to local produce
and help to widen the rural economic base, whilst maintaining local employment.
This policy allows for farm businesses to diversify their activities beyond those
ancillary to farming. Whilst activities may not be directly agricultural, they should
allow for the remaining farm business to continue to be run effectively. Proposals are
encouraged that secure the re-use of existing buildings. There are a number of other
policies that are particularly pertinent to proposals for farm diversification. The
requirements of those policies may be relevant to a particular case, with the outcome
of this being the control of certain activities.

Loss of Employment Land

EC9 Proposals which lead to the loss of existing or identified business,

industrial or warehousing land to other uses, including retailing, will not
be permitted unless the overall benefit of the proposal outweighs the
disadvantages of the loss of employment or potential employment on
the site.

51
4.33 Land which is in employment use (within Classes B1 - B8) or which has the potential
to provide employment as a result of a planning permission or Local Plan allocation,
is an important economic resource. Its loss to another use should not therefore be
permitted unless clear planning advantages would result from the closure. These
may be reflected in a specific Local Plan proposal, justified individually, or in
environmental gains arising from the relocation of an existing problem activity to a
more suitable site in the area, or a disposition of land uses more in line with the
Plans strategy.

4.34 Alternatively, where it is clear that the continued employment use of existing
buildings, or redevelopment of the buildings for employment, are unlikely to be viable,
an alternative use may be considered. In such cases, the preference would be for a
mixed-use proposal, incorporating employment where this can be achieved. This is
in line with the strategy to ensure the best use of already developed land. However,
where the site is undeveloped, such as a greenfield employment allocation, then this
strategy does not apply. Accordingly, such an assessment should take place through
the Local Plan process.

MAJOR TOWN CENTRE USES

The Importance of Town Centres

4.35 Town centres are the traditional (and continuing) focus for retail, cultural, leisure and
business activity. They are also an important focus for residential development.
Town centres provide a wide choice of facilities and services at locations which are
highly accessible to both public and private modes of transport. This facilitates
choice and ease of movement for shoppers, visitors, residents, employees and
goods. The range of available services and facilities within most town centres is
diverse, and includes shops (in particular comparison goods, such as fashions,
books, jewellery, audio), retail service trades, financial and professional services, and
leisure facilities. In addition, town centres also offer many employment opportunities,
primarily within the services identified above, but also in the general office sector.
The importance of town centres is reflected in recent Government advice which
emphasises the protection of town centre vitality and viability.

National and Strategic Advice

4.36 Sustaining and enhancing the vitality and viability of town centres has been a much-
publicised objective of recent Government policy. Indeed, the core theme of recent
advice in PPG6 (Town Centres and Retail Development) is the need to regenerate
the nations city, town and district centres. With this in mind, the Governments
objectives are to:

sustain and enhance the vitality and viability of town centres;

focus development, especially retail development, in locations where the

proximity of businesses enables competition from which all consumers are
able to benefit, and which maximises the opportunity to use means of
transport other than the car;

maintain an efficient, competitive and innovative retail sector; and

ensure the availability of a wide range of shops, employment, services and

facilities to which people have easy access by a choice of means of transport.

52
4.37 The policies of the Somerset Structure Plan Review reflect the advice in PPG6,
emphasising the importance of maintaining healthy and vibrant town centres, a
sequential test to site selection, and the promotion of sustainable development. They
also seek to ensure the maintenance of a range of convenient and accessible local
facilities, both within towns and the rural areas.

4.38 With particular reference to new retail development, Structure Plan policies
emphasise the importance of ensuring that the scale of new facilities is compatible
with a settlements size and strategic significance. This is of vital importance,
especially given the relative size of Taunton and Wellington town centres. As a
consequence, and in accordance with Local Plan strategy, the policies aim to ensure
that Taunton remains the focus for the majority of major new retail development,
whilst allowing scope for appropriate development within Wellington.

RETAILING

4.39 The retail industry provides many jobs and makes an important contribution to the
local economy. A key characteristic of this industry has been its dynamism and
propensity for change. Indeed, the previous 20 years have witnessed the rapid
emergence of many new retail formats, a number of which have sought locations
away from town centres, the traditional focus of shopping activity. Within Taunton
Deane, these changes have been most noticeable at Taunton itself, with the
development of out-of-centre supermarkets and retail warehouses.

4.40 Since the early 1990s, Government planning advice has promoted sustainability as
a key theme to guide consideration of new development proposals. For the retail
industry, there have been significant consequences. For example, it is now
increasingly apparent that the location of stores and the way in which people choose
to shop can have a significant impact on sustainable development criteria, such as
town centre vitality and viability, travel patterns, congestion and accessibility.

4.41 Whilst having regard to such considerations, it is essential that the planning system
continues to facilitate economic growth within the retail sector. This can only be
achieved by continuing to recognise and accommodate the innovative nature of the
industry. However, appropriate choice of location for new retail development is
essential, and in assessing new proposals, the continued health of town centres is
considered to be of paramount importance.

4.42 To protect the health of our town centres, it is essential to have knowledge of the
amount of new retail development that can be accommodated without causing undue
harm to overall town centre vitality and viability. To obtain such advice, the Borough
Council commissioned a Retail Capacity Study. This document was published in
August 1999, and provides an in-depth assessment of potential capacity (the
demand for new floorspace that is generated by increasing levels of available
expenditure within the local economy) for a variety of retail formats in both Taunton
and Wellington. The key findings of the Study are summarised in the following
paragraphs.

Taunton: Convenience Goods

4.43 Proposals for a major food superstore at Tangier (refer to policy T2 and paragraphs
8.48 & 8.49) and smaller food store at Wood Street (refer to policy T24 and
paragraph 8.233), both of which have subsequently been implemented, were of a
scale to take up all available capacity for major convenience retail development

53
 within the Taunton catchment until the end of the Plan period. There was therefore
no need to allocate any more land for such development within the Plan.

Wellington: Convenience Goods

4.44 It is expected that a small amount of capacity for food retail development will emerge
in the Wellington catchment area (500 square metres net by 2001, rising to 700
square metres net by 2011). However, the Study also established that a large
proportion of available convenience expenditure in Wellington is currently lost to
Taunton. It concludes that, to address this, Wellington would benefit from having a
larger food store within the town. Such a store must be able to offer a wider range of
products than is currently available if it is to compete more effectively with Tauntons
food superstores and reduce the amount of lost convenience expenditure. Taking
account of the effect of reclaimed trade, the Study recommends that there is scope
for an increase of approximately 850 square metres net floorspace for food retail
development, which should be planned for in the short term. In response, the Local
Plan has allocated two sites within the town centre for mixed-use redevelopment
(refer to policy W11). Both are capable of accommodating a large food store, as well
as other uses such as comparison goods retailing, leisure, housing and commerce.
It is likely that there is scope for only one large supermarket to serve the town. As
both sites are equally suitable in terms of planning policy, it is considered appropriate
to allow the operation of market forces to determine how the sites are developed.

4.45 The short-term capacity figure identified above is not a rigid target or a limit to future
growth. Addressing the issues of lost convenience expenditure and limited consumer
choice is likely to need a new foodstore which provides a floorspace increase of
greater than 850 square metres. In view of the town centre location of the sites
allocated for such development, this is likely to be acceptable, although a retail
impact study may be requested dependent upon the size of the proposal.

Local Centres: Convenience Goods

4.46 The study suggests that new small-scale shopping facilities can be provided within
the existing and proposed local centres. However, the scale of such provision needs
to be carefully controlled, to avoid issues of trading impact and excessive private
vehicular travel. At the proposed local centres, the likely form of such provision is a
small general neighbourhood convenience store, similar to the local centre facilities
found elsewhere within Taunton, such as at Livingstone Way and the Comeytrowe
Centre. Further advice is to be found at policies EC11, T7 and T9.

Taunton: Town Centre Comparison Goods

4.47 The Study illustrates that there is plenty of capacity for further comparison goods
floorspace in the town centre. It amounts to an additional 3,500 square metres net
by 2001, rising to 13,500 square metres net by 2006, and about 25,000 square
metres net by 2011. Town centre allocations at The Crescent (policy T23) and Wood
Street (policy T24) provide the opportunity to accommodate a significant proportion of
this growth. However, towards the end of the Plan period there may be under-
provision which will necessitate the exploration of other opportunities. This could
involve consideration of the County Cricket Ground or land to the rear of the Old
Market Centre, should such sites become available (refer to paragraph 4.52 below).
Indeed, other sites may also emerge as worthy of consideration. The identification of
new site(s) to accommodate anticipated demand for durable goods floorspace
towards the end of the Plan period will be considered as part of the review of the
Local Plan.

54
Taunton: Retail Warehousing

4.48 Taunton has good provision of retail warehousing, which is concentrated at

Hankridge Farm and Priory Fields (see paragraph 8.195). A commitment for some
4,000 square metres of further retail warehouse provision at Toneway, (now
implemented) would account for ant immediate need. However, it is estimated that
there will be steady growth in the scope for further retail warehousing floorspace,
amounting to some 1,750 square metres (net) by 2001, 6,850 square metres by
2006, and about 12,350 square metres by 2011. The majority of the anticipated
requirement will be accommodated on the Firepool major development site (edge-of-
town centre site; policy T3), which is capable of accommodating a major retail
warehouse park. However, this site is not available for development until after 2004.
Accordingly, in the short term, the Borough Council will direct any immediate demand
to the Tangier major development site, which has the potential for some small-scale
provision.

Wellington: Durable Goods

4.49 Wellingtons role as a durable goods shopping destination is constrained by the close
proximity of Taunton. Accordingly, the town only has a modest capacity for further
durable goods floorspace, equating to 150 square metres (net) by 2001, 600 square
metres by 2006, and 1,100 square metres by 2011. Such small levels of growth do
not necessitate the allocation of sites specifically for durable goods floorspace.
However, the two town centre redevelopment sites allocated by policy W11 do
present conveniently located opportunities. In addition, the Borough Council will look
favourably on proposals to modernise floorspace within Wellington town centre
through the amalgamation, refurbishment or redevelopment of existing retail units, in
accordance with policy EC14.

Local Plan Allocations

4.50 To accommodate the identified retail capacity and other town centre uses, the Local
Plan allocates land within (or on the edge of) Taunton and Wellington town centres
as follows:

The Crescent Taunton town centre, 1.4 hectares (policy T23)

Wood Street Taunton town centre, 0.8 hectare (policy T24)
Tangier Taunton edge-of-town centre, 3.9 hectares (policy T2)
Firepool Taunton edge-of-town centre, 4.3 hectares (policy T3)
Bulford Wellington town centre, 0.8 hectare (policy W11)
High Street Wellington town centre, 0.9 hectare (policy W11)

4.51 In accordance with guidance in PPG6, all these sites are considered to be suitable
for retail development (in whole or part), as well as being available for development
within a reasonable period of time (refer to the appropriate policy for further
discussion).

4.52 As noted at paragraph 4.47, the Borough Council may be required to explore other
opportunities (sites) for town centre comparison goods retail development, towards
the end of the Plan period. Somerset County Cricket Club have made known their
intentions to possibly relocate to a new improved ground, in order to provide facilities
appropriate to a First Class County Ground, capable of hosting national and

55
 international events. There are currently no such facilities in the region. The
Borough Council own land adjoining the existing site and will work with Somerset
County Cricket Club to explore the potential of expanding their existing ground to
provide facilities of the appropriate standard. However, if this is not feasible, and
relocation is the only option, then their existing site, which is within the town centre,
could provide a useful extension to the shopping centre, linking into the proposed
retail warehousing site at Firepool. Land to the rear of the Old Market Centre, which
comprises multi-storey car parks and office developments, could function as a natural
extension to the southern end of the primary shopping area. However, it must be
emphasised that both of these sites are only seen as areas of potential at this stage,
with no commitment to them. There are many matters still to be resolved, including
transport issues, townscape considerations, as well as the relocation proposals. In
compliance with PPG6 and strategic policy, these sites would be considered for a
range and mix of appropriate town centre uses in compliance with the relevant Local
Plan policies.

4.53 In total, the Plan allocates approximately 15.1 hectares of land for retail development
(including new local centre development). In the medium term, the Borough Council
does not anticipate the need to release any other land within the Borough for major
retail development. During this time, any proposal for major new retail development
will be considered against the requirements of policies EC10, EC11, EC12 and
EC13. The provision of further sites to accommodate any longer term requirement
not met by the allocated sites will be considered as part of a review of the Local Plan.
The retail sections of the Taunton and Wellington chapters provide more discussion
and guidance, as well as dealing more directly with town centre vitality and viability.

LEISURE AND ENTERTAINMENT

4.54 Since the early 1990s, the leisure and entertainment industry has experienced a
period of boom. This has been most noticeable with the rapid national expansion of
multiplex cinemas, health and fitness clubs, ten-pin bowling alleys and family
entertainment centres. However, other elements of leisure and entertainment
industry, such as restaurants, public houses and wine/caf bars have also
experienced a period of rapid growth. Within Taunton, this growth has been
focussed at Hankridge Farm, a retail and leisure park near Junction 25 of the M5
motorway. This site contains a cinema, ten-pin bowling alley and a number of
restaurants.

4.55 In contrast, the growth in leisure provision within Taunton town centre has been slow.
The town centres last cinema closed in 1994. This was followed by a period of
virtual stagnation in any form of new leisure provision. Town centre vitality and
viability studies in 1997 and 2002 (referred to at paragraph 8.196) highlighted this
problem, stating that the principal weakness of the town centre was the under-
representation of restaurants and insufficient leisure opportunities to sustain a vibrant
evening economy. However, the completion of the pedestrian priority scheme
(October 1996), followed by major town centre investment from a number of multiple
retailers, provided the catalyst for new investment from a number of nationally-owned
public houses, as well as caf bars and restaurants. The Borough Council is now
aware of strong demand for further leisure provision within Taunton.

4.56 In accordance with the requirements of the sequential test (PPG6) the Borough
Council will direct all future major leisure provision towards Taunton town centre.
The Borough Council is aware of a major demand in Taunton for new cinema
screens. Such provision will only be permitted within or adjoining the town centre.
The Plan has identified a number of opportunities to accommodate leisure provision,

56
 including The Crescent (policy T23), Wood Street (policy T24), Tangier (policy T2)
and Firepool (policy T3). Provision of an appropriate scale will also be permitted
within Wellington town centre (refer to policy EC10). The town centre redevelopment
sites at Bulford and High Street (policy W11) provide appropriate opportunities.

OFFICES

4.57 The service sector is the dominant source of employment in the Borough, providing
jobs for more than 80% of the workforce. Particular concentrations of such
employment are office-based, and include public administration, professional
business and financial services. The distribution of such offices throughout the
Deane is a major influence on peak hour travel patterns.

4.58 Taunton town centre has the largest office-based employment sector in Somerset. It
provides the administrative base for both Taunton Deane Borough and Somerset
County Councils (together employing approximately 1,600 people). In addition, the
town centre provides an important base for government departments, banks, building
societies, insurance companies and many other professional and business services.
These offices are a key contributor to the health and diversity of the town centre.
Taunton also has a number of out-of-town centre offices. The largest complex is
based at Blackbrook, a major business park which adjoins Junction 25 of the M5
motorway. This site comprises 13.3 hectares of land, much of which is now
developed. The site is currently occupied by a variety of occupiers, including
financial institutions and government agencies. In contrast, Wellington has only a
limited office sector, reflecting the sub-regional dominance of Taunton.

4.59 The application of the sequential test (PPG6) will require all proposals for major new
office development to be directed towards Taunton town centre, although office
development of an appropriate scale will also be permitted in Wellington town centre
(refer to policy EC10). Policies T2 and T3 provide for opportunities within the major
mixed-use development sites of Tangier and Firepool. Policy W11 provides
opportunities within Wellington town centre. Proposals for new offices at the
Blackbrook Business Park (or other outstanding commitments) will not be subject to
the sequential test.

RESIDENTIAL UNITS

4.60 Residential units are an important contributor to town centre vitality and viability,
being a source of daily activity, as well as providing doorstep custom for shop units.
In addition, the presence of residential units provides an enhanced atmosphere of
security for those passing through and living within the town centre. Delivering more
residential units within the town centre, be it as part of a mixed-use development site
or through the conversion of vacant space above shops, can add significantly to the
health of the town centre, and can assist with the implementation of various
objectives, including:

the enhancement of listed buildings and conservation areas (particularly

through the conversion of vacant and under-used property);

reducing travel requirements; and

reducing the amount of land required for greenfield development.

4.61 Accordingly, new residential development is included as an acceptable use within all
of the allocated town centre redevelopment sites (Taunton and Wellington). In

57
 addition, a number of small sites within or on the edge of Taunton town centre are
allocated specifically for residential development (refer to Chapter 8 - Taunton).
Policy H6 recognises the importance of new housing development within the town
centre.

Accessibility of New Development Major Travel Generators

EC10 Taunton and Wellington town centres will be the priority location for
major retail development and other key town centre uses. Where such
facilities cannot be located within these town centres, preference for
site selection will be as follows:

(i) edge-of-town centre sites, followed by

(ii) local centres, followed by
(iii) edge-of-local centres, followed by
(iv) out-of-centre sites in locations that are (or can be made)
accessible by a choice of means of transport

Key town centre uses are defined as: major retailing, leisure and
entertainment facilities, and large-scale offices.

For Wellington, key town centre facilities will be limited to a scale which
seeks to serve a catchment limited to that of the town and its dependent
rural areas.

4.62 Town centres are the traditional focus of a range of activities, including retail
(Classes A1, A2 & A3), leisure and commerce. They are highly accessible to a range
of travel modes, including public transport, cycling, walking and the private car.
Policy EC10 aims to maximise accessibility for all employees and customers to the
full range of key town centre uses. In so doing, this will also help to protect town
centre vitality and viability, and minimise reliance upon the private car. The policy is
therefore important in helping to implement a range of sustainability objectives.

4.63 To realise these objectives, the policy introduces the sequential test as outlined in
PPG6 (Town Centres and Retail Development - 1996) and PPG13 (Transport -
2001). This test states that the first place to look to accommodate key town centre
uses is within existing town centres. Where there are no town centre sites available,
then consideration should next turn to edge-of-centre sites, followed by district and
local centres. Only where there are no town centre, edge-of-centre, district and local
centre, or edge-of-local centre sites available, should consideration be given to out-
of-centre sites. Even then, priority will be given to potential opportunities within
existing retail parks, or sites which are accessible by alternative modes of travel. The
supporting justification to policies T22 and W10 defines Taunton and Wellington town
centres. Local centres are identified in the supporting text to policy EC11. It should
be noted that there are no district centres (PPG6 definition) within the Borough, nor
are any planned; hence their omission from the policy wording.

4.64 When undertaking the sequential test, a situation may arise where, for example, two
or more edge-of-centre sites are identified as being suitable for the proposed
development (in the absence of any town centre opportunity). In such situations, the
means of choosing the most suitable of these sites for the development will rest upon
a range of factors, including its distance from the town centre, and accessibility by a
range of travel opportunities (policy EC12). The same considerations will apply where
a choice may have to be made between a range of out-of-centre sites (in the
absence of any town centre/ edge-of-town centre opportunities).

58
4.65 Policy EC10 identifies the key town centre uses. Major retail (Classes A1, A2 & A3),
leisure and entertainment facilities are defined as any such use which seeks to serve
more than a localised (neighbourhood) catchment; in other words, they are
destination uses reliant on a large catchment area for their customer base.

4.66 Extensions to existing major retail, leisure and entertainment facilities beyond town
centre locations will also be subject to the requirements of policy EC10. The only
exception to this will be proposals that seek to improve customer comfort, such as by
increasing circulation space within a retail store by providing more tills/wider aisles
etc, and are unlikely to significantly increase their customer throughput. The
requirements of policy EC12 will still apply to such proposals.

4.67 Small-scale retail and leisure uses which directly seek to serve a neighbourhood
catchment, such as local shops, pubs and hot food establishments (including such
development within and adjoining existing local centres), will not be subject to the
requirements of policy EC10. However, policy EC11 and policies EC12 and T27
apply to the consideration of such proposals.

4.68 Large-scale offices are those likely to employ more than 20 staff (so with a potential
for 20 daily commuting trips). Research indicates that offices tend to contain about
one member of staff for each 30 square metres gross floor area. Accordingly, the
policy will apply to office proposals with gross floor areas of 600 square metres or
above. The policy is not intended to prevent the development of small office
businesses in residential or rural areas providing local employment.

4.69 The policy recognises that there is a major difference in scale between Taunton and
Wellington town centres. Taunton is a centre of sub-regional status serving a large
hinterland, while Wellington is a small market town. Consequently, it is appropriate
to ensure that uses that will generate trips from across the Borough and beyond are
directed to the highly accessible Taunton town centre. Major facilities in Wellington
will be restricted in scale to those which seek to serve a catchment limited to that of
the town and its adjoining/ dependent rural parishes (those rural areas which
traditionally look to Wellington for a range of daily services).

4.70 Policy EC12 identifies an additional range of criteria which all new proposals for key
town centre uses must address. Proposals for development within Taunton and
Wellington town centres will also be subject to policies T19-T22, and W7-W10.
Policies S1 and S2 identify important issues which all proposals for key town centre
uses must address.

4.71 The transport, access and circulation requirements as set out in policies M1-M3
restrict the ability of out-of-centre developments to compete with central locations by
providing excessive car parking. Instead, where such major trip attractors are
permitted, they will be required to ensure that their non-car accessibility is high.

Local Service Provision within Taunton and Wellington

EC11 Beyond the town centres, the vitality and viability of local service
provision within Taunton and Wellington will be maintained and
enhanced and the level and diversity of such facilities improved. This
will be achieved as follows:

(A) by allocating new local centres within the major development site
proposals for Norton Fitzwarren and Monkton Heathfield;

59
 (B) by permitting the provision of additional or enhanced local
facilities within or adjoining the existing local centres; and

(C) by permitting proposals for individual local shops and public

houses elsewhere within the defined settlement limits of Taunton
and Wellington, subject to there being no adverse impact upon
the vitality and viability of a defined local centre (existing or
proposed).

4.72 PPG6 recognises that local centres provide important shopping facilities and other
services to local communities. They also help reduce the need to travel by private
car. For the purposes of this policy, a local centre is defined as a small group of local
shops usually comprising a newsagents, a general grocery store, a sub-post office
and occasionally a pharmacy, a hairdresser and other small shops of local nature.
Some local centres also contain a larger food store, although their scale is of purely
local significance.

4.73 Criterion (A) identifies the provision of new local centres as part of the Norton
Fitzwarren and Monkton Heathfield major development sites. At present, neither
Norton Fitzwarren nor Monkton Heathfield has an identifiable local centre, although
both have a small range of local shopping facilities such as convenience stores. The
large residential allocations at these sites present the opportunity to provide
enhanced community and shopping facilities to serve the expanded settlements.
However, the emphasis will be given to providing purely local facilities, in order to
reduce travel requirements. Policies T7 and T9 provide further details.

4.74 Existing local centres are considered as suitable locations for the development of
additional or enhanced local facilities of an appropriate scale (criterion (B)). The
identification of the local centres was based on the ability of the centre concerned to
serve the daily needs of a large residential catchment population. In total 8 existing
local centres have been identified (all in Taunton), ranging in size from only 4 units
(Livingstone Way) to 22 units (Rowbarton). However, all are considered to perform a
very valuable function. The local centres referred to in criteria (B) and (C) are as
follows:

Existing (all in Taunton)

1 Comeytrowe Centre
2 Galmington Road
3 Lisieux Way
4 Livingstone Way
5 Mountfields Road
6 Priorswood Place
7 Roman Road
8 Rowbarton

Proposed

9 Monkton Heathfield, Taunton

10 Norton Fitzwarren, Taunton

4.75 As well as shops, other small-scale facilities, such as health centres, branch libraries,
area community centres, local offices of the Borough and County Councils, primary

60
 schools, pubs and restaurants, will be permitted within or adjoining the existing
defined local centres, subject to the provisions of policies EC12 and T27.

4.76 Criterion (C) recognises the importance of permitting an extensive network of local
service provision. Accordingly, proposals for individual neighbourhood shops and
public houses within the residential areas of Taunton and Wellington will be allowed,
provided that the proposal would not adversely affect the vitality and viability of an
existing local centre as a whole or threaten the implementation of any of the two
allocated local centre sites. The provisions of policy EC12 apply.

4.77 Proposals for new or enhanced local services will be subject to the requirements of
policies S1 and S2. Further guidance relating to local service provision within
Taunton is provided at paragraphs 8.241-8.245 and policy T27.

Major Retail Developments and Other Key Town Centre Uses

EC12 Major proposals for retail development and other key town centre uses
will be permitted within the settlement limits of Taunton and Wellington,
provided that:

(A) the proposal, where located beyond a town centre location,

would not prejudice the Local Plan strategy;

(B) where proposed beyond a town centre location, there is a

demonstrable need for the development;

(C) where proposed beyond a town centre location, the development,

in conjunction with other proposed facilities, would not adversely
affect the vitality and viability of Taunton and Wellington town
centres or of any existing or proposed local centre. Similarly, the
proposal must not adversely affect the availability of local
service facilities within the associated settlements, rural centres
and villages;

(D) the proposal is in a location which can deliver safe and

convenient access for a significant proportion of the likely
catchment population by public transport, walking or cycling,
and will not result in an over-reliance on private vehicular travel;
and

(E) adequate servicing arrangements are provided, so as to minimise

environmental impact and pedestrian conflict.

4.78 Policy EC12 is a criteria-based policy against which all major proposals for either
retail development or other key town centre uses should be assessed (including
extensions to existing facilities). The supporting text to policy EC10 defines major
and key town centre uses. Criterion (A) reflects the advice in PPG1 (General
Policies and Principles), which emphasises the importance of the plan-led approach
to reconciling the demand for development and the protection of the environment.
The plan-led approach also has a key role to play in contributing to the Governments
strategy for sustainable development, which includes the protection of town centre
vitality and viability, reducing private vehicular miles, promoting accessibility for all,
and supporting the regeneration of brownfield/under-used sites. This broad strategy
is reflected in the strategy and objectives for the Local Plan (see Chapter 2 -
Strategy), which has ultimately led to the choice of allocated sites. Accordingly, in

61
 implementing this criterion, the Borough Council will need to be satisfied that any
proposal would not prejudice the implementation of those brownfield sites which are
allocated for retail or mixed-use development within or on the edge of Taunton and
Wellington town centres (policies T2, T3, T23, T24 and W11).

4.79 Since February 1999, it has been Government policy that all proposals for retail and
leisure developments which are located beyond town centre locations, and which are
not in accordance with an up-to-date development plan strategy should be required
to demonstrate the need for additional facilities. This is now reflected within criterion
(B). The requirement to demonstrate need should not be regarded as being fulfilled
simply by showing that there is capacity (in physical terms) or demand (in terms of
available expenditure within the proposals catchment area) for the proposed
development. Whilst the existence of capacity or demand may form part of the
demonstration of need, the applicants will be required to justify the need for their
proposal by considering a range of other supporting factors. This may include, for
example, proving that there is a qualitative deficiency in existing provision which can
be met without prejudicing the strategy and key policy elements of the Local Plan
(such as sustainable development). Each proposal will need to present their
individual case. Criterion (B) does not apply to proposals for new office
development.

4.80 Criterion (C) introduces the protection of town centre and local centre vitality and
viability, a main theme of PPG6 (the supporting justification to policies T22 and W10
define Taunton and Wellington town centres). The existing and proposed local
centres are identified in the supporting text to policy EC11. Criterion (C) also refers
to the importance of protecting the availability of local service facilities within the
associated settlements and the rural areas. Such facilities, which include post
offices, convenience/general stores, chemists, public houses and community halls,
provide valuable services in locations where access to alternative provision would
usually involve reliance upon private vehicular transport. The protection of town
centre/local centre vitality and viability, together with the maintenance of local service
availability for the rural areas, will assist with helping to reduce travel requirements,
as well as maintaining such centres as viable locations for continued business and
community interaction. When assessing the impact of a particular development, it is
essential to not only consider the proposal in isolation, but to also take account of
other proposals/commitments in the pipeline. Accordingly, the Borough Council will
require the applicant to demonstrate the cumulative impact of their proposal in
association with others.

4.81 Promoting sustainable development is a main theme of all new Government planning
advice and forms a central plank of the Local Plan strategy. Criterion (D) supports
this by requiring all future sites for major key town centre uses to be conveniently
accessible by footpaths, cycleways or public transport, in order to reduce reliance
upon the private car. The implications of this are particularly important for
development which is proposed at edge-of-centre/out-of-centre sites. Such sites are
traditionally less accessible to modes of travel other than the private car when
compared to town centre sites. Ultimately, it will be necessary for this criterion to be
tested (in most instances) through the submission of a Transport Assessment (TA).
The TA will need to define the catchment area of the proposed development for staff
and customers. Within these catchments, it will be necessary for a significant
proportion of potential staff and customers to be able to access the site by means
other than the private car in safety, comfort and convenience. The TA will need to be
sensitive to the nature of the proposed development, including its proposed opening
hours, the volume, timing and purpose of trips associated with it, and servicing
arrangements. The Borough Council will work in close co-operation with the

62
 Highway Authority in assessing the implications of the TA. All such assessments
should consider the implementation of policies M1-M3, as a positive measure to
control trip generation. Indeed, in order to prevent an over-reliance upon private
vehicular travel, it will be necessary in certain locations to seek contributions towards
an improved footpath/cycleway network and/or improvements to local bus services.

4.82 General policies S1 and S2 will also apply to the consideration of all proposals for
key town centre uses.

Restrictions on Unit Size and Range of Goods to be Sold

EC13 Where major edge-of-centre or out-of-centre shopping facilities are

proposed, such as retail warehousing, food superstores or factory
outlet centres, it will be necessary to assess the impact of the proposed
development on the vitality and viability of existing town centres and/or
nearby local centres. Subject to the results of a retail impact
assessment, conditions may be imposed which could include:

(A) preventing the subdivision of retail units into smaller units;

and,

(B) restricting the sale of appropriate broad categories of goods.

4.83 The Taunton Town Centre Vitality and Viability Study (May 1997) highlights that the
particular strength of the town centre (which functions as a sub-regional shopping
centre) lies in its provision of comparison goods, with the principal attraction being
fashions such as clothing and shoes. At Wellington, the attraction of the town centre
rests with its mix of smaller independent retailers who sell a broad range of goods to
a local catchment. These goods include food, DIY products and (importantly) a
variety of fashion outlets. Therefore, comparison goods retailers represent the core
strength of both town centres (although each centre serves a different function). It is
essential to protect such core facilities from the sale of inappropriate broad
categories of goods at edge-of-centre/out-of-centre locations. Furthermore,
clarifications to the sequential test (the Governments Response to the Environment,
Transport and Regional Affairs Committee: Second Report May 2000)
acknowledge that the appropriate method of implementing the test is through a class
of goods approach, with the correct approach being to assess whether the proposed
goods can be sold from the town centre, and not whether the proposed format can be
accommodated within the town centre. The Government allows the use of conditions
to control the sale of products; for example, at edge-of-centre/out-of-centre retail
warehouses and factory outlet centres (PPG6 - paragraph 3.11). Such conditions will
be applied once it has been established that the principle of the proposed out-of-
centre/edge-of-centre retail development is appropriate, having regard to the full
requirements of PPG6, including subsequent clarifications. The supporting
justification to policies T22 and W10 define Taunton and Wellington town centres.
These conditions should detail those broad categories of goods which shall not be
sold. Each case will be considered on its merits. Some flexibility may be introduced
at edge-of-town centre locations depending on the nature of the proposal and its
perceived impact on town centre vitality and viability.

4.84 As well as imposing restrictions on the range of goods to be sold, it is also essential
to impose a minimum size restriction on units at out-of-town centre/edge-of-town
centre locations. The historic justification for allowing bulky goods retailers to trade
at out-of-town centre locations has always been (in part) an acceptance of a lack of
sufficient floorspace for the display of such goods in town centres. This argument

63
 has previously been accepted in Taunton, with the development of large retail units
(up to 7,000 square metres) at Priory Fields and Hankridge Farm. Such arguments
do not apply to retailers who only require a small amount of floorspace, as they can
be satisfactorily accommodated in or adjacent to a town centre. The town centres of
Taunton and Wellington thrive on their diversity of retail operators, a number of whom
are smaller/independent bulky goods retailers. It is essential that such retailers are
retained in the interests of protecting town centre vitality and viability. Consequently,
no unit of less than 929 square metres (10,000 square feet) will be permitted at an
out-of-centre location. However, flexibility may be introduced at edge-of-town centre
locations (such as those adjoining the Secondary Shopping Areas) depending upon
the specific nature and location of the proposal.

4.85 In addition to the above, proposals for out-of-centre food retail developments may be
subject to conditions which would prevent the inclusion of post offices and
pharmacies. This approach will be applied where the inclusion of such a facility
would threaten existing facilities in a nearby local centre, associated settlement or
village, the result of which would lead to either the decline of that centres vitality and
viability, or an increase in car use to reach alternative provision.

4.86 Proposals to incorporate typical town centre retail goods within units at edge-of-town
centre/out-of-town centre locations will need to be considered with regard to relevant
transport policies, including those which seek to prevent an increase in car use and
promote greater accessibility for modes of travel other than the car (policy S1
applies).

Modernisation of Floorspace

EC14 Proposals to create more modern retail floorspace by the amalgamation

of existing units, refurbishment or redevelopment will be supported.

4.87 The dynamic nature of the retail industry can result in retailers changing trading
formats. This can include a requirement for larger sales areas, or more modern
looking interiors.

4.88 Opportunities to relocate into other units are often limited, given the high demand for
space. This is particularly so within the Primary Retail Areas of the town centres.
Accordingly, the Borough Council will look favourably upon proposals which seek to
enhance the retail offer through amalgamation of existing retail units, refurbishment
or redevelopment. However, all such proposals must have regard to the relevant
policy context. In particular, the Council will have regard to the contribution made to
the town centres by small retail units, and the need to maintain a balance in the type
and size of shop units available.

Associated Settlements/Rural Centres/Villages

EC15 The range of shopping and service facilities serving the associated
settlements, rural centres and villages will be maintained and enhanced,
as follows:

(A) proposals to provide new rural services, including shops, public

houses and surgeries will be permitted within the defined
settlement limits;

64
 (B) applications which seek to improve the viability of existing
services through refurbishment, conversion or extension will be
permitted; and

(C) proposals which would result in the loss of shops or other

community services will not be permitted where this would
damage the viability of a settlement or increase car travel by
local residents as a result of a significant or total loss of such
services to the community.

4.89 National planning guidance now recognises the need to take exceptional measures
to combat rural service decline. PPG6 stresses the importance of local shopping
facilities and PPS7 emphasises the need to facilitate and promote sustainable
patterns of development and sustainable communities in rural areas. Advice
contained in PPG13 states that policies should promote and protect local day-to-day
shops and services that are within easy walking distance of nearby housing.
Services such as public houses, post offices, village halls and shops provide
important facilities in rural areas in their provision of basic goods, their social and
community focus, their contribution to the appearance and character of the rural
scene, as tourist attractions and sources of local employment.

4.90 Proposals for new rural services (such as shops, pubs, post offices, surgeries and
banks) will be permitted within the limits of associated settlements, villages and rural
centres. This could involve either new build, or the change of use of existing
premises. It should be recognised that proposals involving the change of use of an
existing property (for example a dwelling house) to a rural service use could bring
additional benefits, such as by providing affordable residential accommodation at first
floor level. Similarly, proposals to improve existing facilities will be supported.
General policies such as S1 and S2 will apply to the consideration of proposals for
new or improved rural facilities.

4.91 There is a continuing loss of facilities such as public houses, shops and post offices
from small communities, including those associated settlements close to Taunton.
The Local Plan objectives require that this trend is halted, and the policy sets out the
need to prevent the loss of further facilities where this would damage the viability of a
settlement, or increase car travel by local residents as a result of significant or total
loss of that type of facility to a settlement. The viability of a settlement relates to its
ability to thrive as a community enjoying convenient access to local shops and
services, and its ability to retain them. Such viability can be threatened if the range
of such services falls and local people travel elsewhere, placing still more pressure
on any services which remain. Many settlements are now served by just a single
shop or public house, and it is vital in such a case that the existing provision is
maintained. Some of the larger settlements, and particularly the rural centres of
Bishops Lydeard and Wiveliscombe, still retain a variety and choice of provision
which is important to local residents and community viability. In such cases, a
significant loss will be taken to mean one which reduces choice and competition to
the detriment of local customers, to a point where there is a likelihood of reduced
local expenditure and increased travel to alternative provision elsewhere. Services
may not necessarily be within the settlement limits to provide a local service, and
criterion (C) of the policy will also apply to important local facilities within reasonable
walking distance of a settlement (about 400 metres).

4.92 It is accepted that occasionally a business is economically unviable and will remain
so in the longer term. Preventing a reasonable alternative use in this instance would
run the risk of leaving an empty property which may suffer from lack of investment

65
 and eventual dereliction. Accordingly, if it can be shown that there is little likelihood
of a business being viable in a particular location, then the policy will be set aside
and an alternative use accepted. The assessment of viability is likely to require the
submission of evidence relating to trading accounts, valuation considerations and the
marketing of the business or property. For a building outside the limits of a
settlement, policies H7 or EC6 will apply, for proposals to convert to housing or
employment uses respectively.

4.93 The associated settlements are defined in policies T1 and W1. Rural centres and
villages are defined in policies S4 and S5. Policy EC11 provides additional guidance
on the appropriate scale and location of local services within rural areas. Policies
EC12 and EC19 seek to protect existing accessible rural facilities from competing
developments which are proposed in inappropriate locations.

New And Altered Shop Fronts

EC16 Proposals for the alteration or construction of shop fronts will be

permitted, provided that:

(A) the shopfront is well-proportioned, well suited to the character of

the building of which it forms part and of the street in which it is
situated, and designed with due consideration for the buildings
and shopfronts on either side; and

(B) independent ground floor access to the upper floors is retained,

except where a safe and convenient rear or side access is
available or is provided as part of the development.

4.94 Design considerations are given significant weight in Government planning guidance.
For example, PPG1 emphasises the importance of good design and the need to
reinforce local distinctiveness, particularly within areas of townscape value such as
conservation areas. PPG6 advises that companies should adapt their house style,
taking account of the character of the local area, including the existing street
frontage. Criterion (A) reinforces this advice. Applicants are referred to the adopted
supplementary planning guidance on shopfront design. Criterion (B) supports the
objectives of policy EC18. General policy S2 also applies to the design
considerations of any proposal. The installation of measures to improve shopfront
security will also be subject to the provisions of the following policy.

Shop Front Security

EC17 Applications for grilles will be permitted provided that:

(A) they do not detract from any architectural features and are not
detrimental to the street scene; and

(B) they are designed and finished in a way which minimises their
visual impact and is compatible with the shopfront.

4.95 The introduction of inappropriate measures to increase security can seriously harm
the appearance of shopfronts and the general environment of shopping areas.
However, the need for businesses to protect their premises against theft and
vandalism is recognised. The Borough Council is seeking to balance these two
potentially conflicting needs. Those intending to install security measures are
recommended to read the Councils adopted supplementary planning guidance on

66
 the subject. This provides detailed advice on the options available and encourages
the provision of the least environmentally damaging solutions, many of which do not
require planning permission. Proposals for the provision of external measures
requiring planning permission will be considered against the policy above.

Upper Floors of Shops

EC18 The re-use of vacant and under-used floors above shops and other
commercial premises will be permitted. Proposals for a variety of uses
will be supported including residential, employment and community
facilities, provided that the change of use does not cause a loss of retail
floor space which would threaten the viability of the ground floor use.

4.96 The upper floors of shops and other commercial premises can rapidly take on a
neglected and run-down appearance if no effective use is being made of the space
available. The effects of this are particularly noticeable on listed buildings, and within
town centres and conservation areas. By encouraging uses within the upper floors,
be it residential or commercial, the improved maintenance and appearance of the
building can be secured. In addition, within town centres, it is possible to secure
extra interest and vitality in accordance with the aims of PPG6. Typical upper floor
uses which will be permitted include residential, retail (Class A1), offices (Class A2
and B1), cafes, restaurants, leisure and surgeries. General policies S1 and S2 also
apply to the consideration of any proposal.

4.97 A proliferation of signage over the frontage of a building will result in advertising
clutter and a consequent adverse impact on visual amenity. Consequently, where
advertising is proposed for an independent use on the upper floor(s), the Borough
Council will wish to see the applicants investigate all solutions for positioning the
signage at ground floor level (at or below standard ground floor fascia height). This
will necessitate the co-operation of the ground floor occupier, and may involve
producing imaginative designs for hanging signs, fascia panels and fixed advertising
boards. Applicants are advised to seek the views of the local authority before
submitting applications for advertisement consent.

Farm Shops

EC19 Proposals for new farm shops will be permitted provided that:

(A) the shop sells predominantly local farm produce;

(B) the operation does not affect the availability of accessible local
shopping facilities;

(C) the on-site sale of produce direct to the public remains an

ancillary operation to the main function of the farm;

(D) existing farm buildings are used where appropriate; and

(E) the shop buildings are situated within or adjacent to the existing
farm complex.

4.98 Government planning advice (PPS7) encourages farm diversification proposals that
contribute to sustainable development objectives and help to sustain agricultural
enterprises. Proposals for farm shops should only be considered where the scheme
involves the sale of predominantly (more than 50%) locally grown produce direct to

67
 the public, as an ancillary operation to the main function of the farm. Locally grown
produce is defined as produce originating from within the farm holding and its
environs. However, it is difficult to provide local produce throughout the year. This
may require bringing in non-local produce to overcome problems of seasonality,
provide continuity of employment and to ensure that a sufficiently wide selection of
produce can be offered. The wording of criterion (A) addresses this issue. PPG6
warns of the potential impact of farm shops on nearby village shops. To address
this, criterion (B) seeks to ensure the availability of a range of accessible services to
the rural communities. Proposals that would threaten such availability, by promoting
alternative provision in locations which are only conveniently accessible by private
car, will be refused. Criterion (C) seeks to ensure that any retail activity remains
ancillary to the main function of the farm, in order to avoid the development of
inappropriate large-scale visitor intensive activities. Criteria (D) and (E) will seek to
ensure that farm shops are well integrated within the farm complex, in order to avoid
development which could be harmful to the character of the countryside. In so doing,
the Borough Council will be mindful of the customer safety implications of such an
approach. However, it will only consider other buildings on the farm where it can be
proved that there would be a threat to safety within the main farm complex, and that
such threats cannot be resolved through mitigation measures. General policies S1,
S2 and S7 will also apply to the consideration of any proposal. Proposals for village
shops are considered in the context of policy EC15.

Garden Centres

EC20 Proposals for garden centres will be permitted where they are located
on land within or adjacent to towns or rural centres. The range of goods
to be sold will be restricted to garden-related products only.

4.99 This policy applies to garden centres, which are predominantly retail outlets selling a
variety of products including flowers, plants, shrubs, trees, tools, garden furniture,
fencing, paving, sheds, conservatories, aquaria, pet products, garden ornamentation,
and associated building materials. They also tend to be accompanied by an ancillary
restaurant. Such retail outlets are not dependent on a countryside location. They
involve the construction of large buildings and parking areas and also generate
significant levels of traffic. Within the countryside, such features would be
environmentally damaging and introduce further unwanted pressures. They would
also run counter to the objectives of PPG6 and PPG13, which seek to reduce private
vehicular miles and improve public access for all. Consequently, in order to cater for
these problems, all new proposals should be directed to appropriate sites within or
adjoining the larger settlements. The range of products to be sold at new garden
centres will be strictly controlled (to those identified above) in order to reduce
vehicular miles and protect town centre/local centre vitality and viability. Planning
permission for garden centre use does not imply that general retail activities will be
permitted at a future date. It should be noted that this policy does not apply to
nurseries, which tend to grow the vast majority of their products on site, and are
clearly dependent on a countryside location. General policies S1 and S2 will also
apply to the consideration of any garden centre proposal.

TOURISM

4.100 Tourism involves travel from home and normal workplaces for both domestic and
business purposes, as well as recreational day trips and holidays. Tourism in the UK
has seen a long-term decline in the volume of main holidays being taken, but an
increase in short breaks, additional holidays, visits to friends and relatives and

68
 business tourism. Nevertheless South West Tourism figures show that in the region
as a whole, long holidays by UK-based tourists continue to dominate.

4.101 Tourism contributes greatly to the economy of Taunton Deane. It supports a wide
variety of jobs and services, and the 280,000 annual overnight visitors and 1.94
million day visitors spend over 94 million a year (2001). Important sectors are
business visitors, accounting for one third of visitors, and the short break market,
both of which are key sectors of the Borough Councils Tourism Strategy. In this
respect the Borough benefits from excellent accessibility to the motorway and main
railway networks. Its strategic location makes it an ideal base from which to tour the
West Country, and natural beauty, wildlife and built heritage form much of its
attraction to visitors.

4.102 Tourism is dependent in the long term on the quality of the environment. Some
areas are under considerable visitor pressure, leading to erosion, disturbance and
congestion. This can damage the quality of the resource and can also detract from
the quality of the visitor experience. Equally there are many areas that have suffered
decline. Here tourism can play a useful role in providing alternative opportunities for
income generation and sustaining local communities. Consistent with both planning
and tourism strategies locally and nationally, and in parallel with the Borough Council
Tourism Strategy, the aim is to encourage sustainable tourism which maintains the
environmental qualities of the area whilst benefiting the local economy.

Tourist and Recreation Development

EC21 Tourist and Recreation Attractions

Within settlements, proposals for tourist and recreation facilities

compatible with the size and function of the settlement will be
permitted. Outside settlements, proposals for tourist and recreation
facilities will be permitted provided that:

(A) increased visitor pressure would not harm the natural or man-
made heritage; and

(B) any new buildings would be of a scale appropriate to the location

and use.

4.103 The aim will be to encourage tourist and recreation attractions in places where there
is the capacity to absorb visitors without harming the high quality environment which
attracts them. Large-scale tourism attractions and facilities can reduce pressure on
sensitive traditional tourist centres and can bring benefits to the local and wider
economy. However, they should be confined to large settlements of appropriate size
and function in locations accessible by a range of transport modes. All proposals will
be assessed in terms of their likely trip generation. Proposals likely to lead to a
significant number of trips will only be permitted where they would be accessible by
public transport, cycling and pedestrian networks. Tourist accommodation is the
subject of separate policies.

4.104 Within Taunton, larger-scale visitor facilities may be permitted. These should
maintain the character of the historic market town and complement existing
attractions. There is scope to attract tourism through encouraging further
development of arts, sports and cultural facilities. Given Tauntons strategic location
and base of business visitors, it may be appropriate to develop conference and

69
 exhibition facilities. Wellington will also be an appropriate location for proposals that
enhance its character and existing facilities.

4.105 In the countryside, the aim is to improve existing attractions where no harm to the
environment or local distinctiveness would result. The relocation of facilities away
from sensitive areas is supported. New facilities will tend to be small-scale,
preferably local heritage or countryside attractions compatible with a rural location.
Proposals which would lead to soil erosion by horse riders, off-road vehicles/cycles
and walkers will therefore be inappropriate, particularly in Areas of Outstanding
Natural Beauty and wildlife sites. Other policies of relevance to proposals in the
countryside include EC6, which supports the re-use of rural buildings for tourism
proposals; EC7, which allows for new small-scale buildings adjacent to villages; and
EC8, which relates to farm diversification.

Improvement of a Tourist Facility

4.106 Subject to the requirements of Local Plan policies, improvements to existing tourist
facilities are particularly supported where they generate employment, increase the
range of tourist facilities or extend the tourist season.

Land West of Bishops Lydeard Station

EC22 Land west of Bishops Lydeard Station is allocated for recreation and
tourist development. Complementary recreation and tourist
developments will be permitted which:

(A) support the tourist potential of the West Somerset Railway; and

(B) respect the character and setting of the station buildings,

including Slimbridge.

4.107 The West Somerset Railway is an important tourist attraction and an alternative mode
of transport between Bishops Lydeard and Minehead. However, facilities for visitors
at Bishops Lydeard station, the southern terminus of the line, are limited. Proposals
are encouraged which enhance the tourist potential of the railway. Therefore
proposals for further facilities to meet the needs of existing visitors to the West
Somerset Railway will be encouraged, subject to meeting the requirements of EC22,
EC21 and other Local Plan policies. The site is also capable of being relatively well-
served by local bus services. Any proposal should be accessible by a choice of
transport modes, reducing reliance on the car. The site is potentially sensitive in
landscape terms and any development must respect the setting of the station,
including Slimbridge, a grade 2 listed building.

4.108 Uses should support and enhance use of the railway, and should not generate
significant additional car-borne visitors. Examples of appropriate complementary
development would include basic facilities for the comfort and convenience of existing
railway passengers, such as a caf, picnic facilities, restaurant, pub or gift shop, and
associated facilities to encourage greater use of the railway, such as railway-related
exhibition area or museum, craft shops or workshops or other relevant interpretive
facilities.

4.109 Station Farm lies between the allocated site and the station, and it too would be
suitable for similar uses. The farmhouse and some of the barns are traditional
buildings worthy of retention, and provide an opportunity for attractive conversions.

70
Tourist Accommodation

EC23 Hotels and other permanently built tourist accommodation will be

permitted provided that the proposal:

(A) is within a classified settlement;

(B) would not harm the landscape, built environment, or heritage of

the area; and

(C) is accessible by public transport, cycling and on foot.

4.110 Hotel developments can bring economic and employment benefits for the local
community, but must fit well with their surroundings in terms of siting and design.
New-build accommodation is not considered appropriate outside settlements;
however, conversion or re-use of rural buildings will be considered under policy EC6.

4.111 Proposals for hotels and other permanently built tourist accommodation are likely to
attract a significant number of trips. Such developments must therefore be readily
accessible by means other than the private car.

4.112 Proposals will also be subject to a range of other Local Plan policies in order to
ensure compatibility with the local environment. For this reason, certain types of
accommodation will be most appropriate in certain locations. In residential areas,
bed and breakfast or a small residential hotel may be acceptable. Major hotels,
particularly those with conference and function facilities, are generally more
appropriate in the larger settlements in existing or allocated commercial areas.

Camping, Caravans and Holiday Chalets

EC24 Static caravan sites and holiday chalet developments will only be
permitted where the proposal:

(A) would not harm the landscape and would be adequately

screened;

(B) provides for access and turning by transporter lorries;

(C) has good access to the main road network; and

(D) is not situated in a floodplain or an area at high risk of flooding.

Within Areas of Outstanding Natural Beauty only small-scale,

unobtrusive developments will be permitted.

4.113 Static caravan sites and chalets are an important part of the self-catering holiday
sector, providing affordable holidays. They can contribute as much to the local
tourism economy as would conventional permanent holiday accommodation, while
generally using less land for the purpose and on a less permanent basis. However,
they can have a considerable landscape impact and require great care in location,
siting and landscaping. For this reason proposals for such development in AONBs
will be considered with particular care, and proposals which would adversely affect
the natural beauty of the landscape will not be permitted. Policy EN10 will also apply
in such cases.

71
4.114 Good access to the main road network is essential, to allow for transport of units.
However, it is desirable for visitors to sites to have good accessibility by public
transport, cycle and pedestrian networks to minimise the need for car use in line with
policy S1.

EC25 Touring caravan and camping sites will be permitted provided that the
proposal:

(A) would not harm the landscape and would be adequately

screened;

(B) has good access to the main road network; and

(C) is not situated in a floodplain or an area at high risk of flooding.

4.115 Touring caravan and camping sites tend to be less visually intrusive, since few are
occupied in winter when natural screening is scarce. However, careful design and
siting will again be required, particularly in AONBs.

4.116 Caravan and camping sites give rise to particular problems in relation to flooding.
The instability of caravans places their occupants at special risk and it may be
difficult to operate an effective flood warning system. Consequently, proposals for
caravan or camping sites will not be permitted in areas that are at significant risk of
flooding. In line with the advice in PPG25, where permission is granted for caravan
or camping sites or other temporary holiday accommodation, conditions will be
attached requiring the erection of warning notices and the preparation of warning and
evacuation plans.

ADVERTISEMENTS

4.117 Advertisements and signs are an important part of economic activity and provide
information to local people. However, unfettered spread of advertisements would
quickly lead to visual clutter, particularly in the countryside. Accordingly, a regime of
advertisement control is in place, similar to the planning control system for
development, which aims to control advertisements in the interests of amenity and
public safety.

Outdoor Advertisements and Signs

EC26 Proposals for adverts and signs will be permitted unless:

(A) their siting, appearance, proportion, design, materials, colour and

any illumination cause disharmony with or detract from their
surroundings, including the design, character, architectural
features, fabric and finishes of any supporting building or
structure;

(B) they intrude upon or harm views to and from the countryside,
conservation areas, listed buildings, scheduled monuments or
landmarks;

(C) they are unduly prominent or create visual clutter when viewed
with any existing signs; and

(D) they present a hazard to public safety.

72
4.118 PPG19 (Outdoor Advertisement Control) states that outdoor advertising is essential
to commercial activity, but that a good building can easily be spoiled by a poorly
designed or insensitively placed sign or advertisement. It stresses that the display of
outdoor adverts can only be controlled in the interests of amenity and public safety,
and policy EC26 is consistent with this advice. The policy applies to all proposals
requiring advertisement consent.

4.119 Supplementary planning guidance, Advertisement Control, published by the

Borough Council, gives further information.

4.120 There is an Area of Special Control of Advertisements (ASCA) covering part of the
Borough, north of the line of the former Taunton to Barnstaple railway but excluding
the settlements of Wiveliscombe, Milverton and Bishops Lydeard. It allows the Local
Planning Authority to enforce stricter control of advertisements, through the Town and
Country Planning (Control of Advertisements) Regulations, than would otherwise be
the case. The ASCA boundary was reviewed as part of the West Deane Local Plan,
when it was proposed that the existing boundary remains unchanged.

4.121 In view of the fact that much of the Quantock Hills AONB is designated as an ASCA,
it may be appropriate for the Blackdown Hills AONB to be similarly designated, both
for consistency and to further protect the landscape from the effect of advertisements.
The Borough Council will consider this designation with other local authorities within
the area. If taken forward, the proposal would be pursued separately from the Local
Plan.

73
CHAPTER 5 MOVEMENT
INTRODUCTION

5.1 The movement of goods and people is a vital activity and is required for most forms
of social and particularly economic activity. The private car has provided an
extremely flexible and increasingly affordable means for people to move, and similar
attributes apply to the use of HGVs for the movement of goods.

5.2 The increasing dominance of the car is causing environmental and social problems,
with effects ranging from the purely local to the global. This prompted the previous
Conservative government to launch the Great Transport Debate, which was
continued by the incoming Labour administration who published the 1998 Transport
White Paper entitled Developing an Integrated Transport Policy.

5.3 The Green Papers background report gives an indication of the issues which need to
be faced nationally (and internationally), illustrated by the following examples.

5.4 Transports share of total UK carbon dioxide (CO2) emissions has grown from about
12% in 1970 to 28% in 2002, and is forecast to continue growing. CO2 is the main
contributor to the greenhouse effect, which is forecast to lead to significant climate
changes, known as global warming. Virtually all of the growth in CO2 is associated
with road traffic.

5.5 Similarly, the transport sector is using increasing amounts of energy. In 1970, some
22% of total UK energy was used in transport, by 1995 this had grown to 33%, and
by 2003 it had increased to 35%.

5.6 These trends are essentially due to the increased use of cars and lorries, particularly
the former. Car mileage has roughly doubled since 1970, and is projected to
continue growing. Over the same period, bus patronage halved. The use of the car
for journeys of all lengths has increased even over the past 10 years. At the same
time, the average journey length and number of journeys made have increased.

5.7 In 1993/5, surveys indicated that of the 20 journeys per week carried out on average
by each person, 12 were made by car and 8 were by another mode primarily walking.
Excluding the 6 journeys under 1 mile, however, 11 journeys were in a car, with only
3 by any other mode.

5.8 Local figures are not as available, but the Census figures, and data collected by the
County Council indicate that this national picture is reflected locally. Indeed, rural
areas like Taunton Deane have seen higher rates of traffic growth than more
urbanised regions, particularly London. Journeys tend to be longer because of the
more scattered services and population, and public transport provision is at a lower
level.

5.9 In Taunton Deane as a whole, figures from the 2001 Census indicated that 65.4% of
journeys to work within the Borough were made by car or motorcycle, compared with
62.5% for England and Wales as whole. However, within Taunton Deane, the
proportions vary between different areas. The following table sets out the various
proportions and compares them with equivalent figures for England and Wales.

74
 Mode England Taunton Wellington Rural Taunton Taunton
and Wales Deane Deane
Car/
62.5 63.0 64.3 63.1 65.4
motorcycle
Bus/train 14.5 3.4 3.1 0.9 3.0
Cycle/foot 12.8 24.4 22.7 9.7 19.8
Other 1.0 0.9 0.7 0.7 0.9
Work mainly
9.2 8.3 9.2 25.6 10.9
from home

5.10 The implication of these figures is that within the Borough, the residents of larger
towns tend to use more sustainable transport, particularly cycling and walking, than
those in the more rural areas. (It should also be noted that in rural Taunton Deane, a
much greater percentage of people work from home.) This supports the strategy of
focussing growth in the towns. However, even town residents are predominantly car
users. Accordingly, planning and transport policies need to promote more
sustainable patterns of movement.

5.11 Key to achieving a modal shift, whereby fewer people use their cars and more use is
made of sustainable alternatives, is the concept of restraint. Within current
legislation, the primary method of restraint lies in car parking policy. This chapter
sets out the planning policies that are intended to achieve this restraint. It also
provides a framework for transport provision, the main aspects of which are set out in
the settlement chapters. The provision of alternatives to car travel needs to go hand-
in-hand with restraint in the strategy, the two strands supporting each other.

5.12 The chapters for Taunton and Wellington set out the main proposals which seek to
promote a more sustainable transport system. These range from bus provision to
cycle lanes and town centre enhancements.

TRANSPORT, ACCESS AND CIRCULATION REQUIREMENTS OF NEW DEVELOPMENT

M1 Non-residential developments will be permitted provided that they cater

safely for the expected number of trips generated or attracted by them
and:

(A) on-site parking provision does not exceed the maxima set out in
policy M2;

(B) cycle, pedestrian and public transport facilities are provided

sufficient to cater safely and conveniently for those trips with no
car parking provision; and

(C) provision is made for the movement needs of staff, customers

and other visitors with impaired mobility or disabilities by careful
positioning of potential obstructions, ramps, dropped kerbs,
textured surfaces and reserved car parking.

M2 Outside the settlement limits of Taunton and Wellington, the maximum

permitted level of car parking for new non-residential developments will
be the standards contained in PPG13 and RPG10.

75
 Within the Taunton Central Area and elsewhere within the settlement
limits of Taunton and Wellington, parking provision will be limited to the
following percentages of the PPG13 maxima:

(A) Taunton Central Area

80% Retailing (class A), leisure (class D2), cinemas and

conference facilities

60% Employment (class B), higher and further education,

hospitals, stadia

(B) Taunton and Wellington settlement limits

80% Retailing (class A), leisure (class D2), cinemas and

conference facilities

60 - 80% Employment (class B), higher and further education,

hospitals, stadia

Additional car parking provision for new developments will be permitted

in the following circumstances:

(C) customer parking for retail proposals within or on the edge of

Taunton or Wellington Town Centres, where this would
contribute to the vitality and viability of the town centre as a
whole;

(D) operational parking for staff who need to use their cars during
the course of work where the maximum commuter car parking
provision is insufficient.

Customer or visitor parking will be made available for short stay trips
and not used for long stay parking. Where it is within or on the edge of
a town centre, customer parking will also be made available to the
general public for short stay purposes.

M3 Non-residential development will not be permitted unless, taking

account of transport and car parking provision proposed in conjunction
with the development:

(A) the required level of accessibility by public transport,

cycling and walking, can be provided in a manner that is both
safe and convenient; and

(B) the highway network will cater safely for the expected number of
car trips attracted; and

(C) undesirable parking pressure in nearby residential streets is not

significantly increased.

5.13 Developments inevitably cause changes in the pattern of movement of people or

goods. In line with its objectives and strategy, the Plan aims to promote a more
sustainable and safe system of transport. It is vital that new development contributes
to this. Policies M1 - M3 provide a policy framework for assessing the parking

76
 requirements of non-residential developments. The requirements for residential
developments are dealt with in policies H2 and M4. Policies M1 - M3 develop the
general car parking standards as set out within PPG13 (Transport) by seeking to
apply greater restraint to car use within the more accessible locations. The aim of
successful policy implementation will be to achieve the following:

Promote sustainable transport choices (including linked trips)

Reduce the land take for development

Enable schemes to fit into central urban sites (quality design solutions)

Promote access to developments for those without the use of a car

Tackle congestion

The PPG13 car parking standards are attached at Appendix 4.

5.14 For individual developments, the standards set out within policy M2 should apply as a
maximum unless the applicant has demonstrated (through a Transport Assessment)
that a higher level of parking is needed. In such cases the applicant should show the
measures they are taking (for instance in the design, location and implementation of
the scheme) to minimise the need for parking.

5.15 Where a particular development proposal accords with the relevant maximum
parking standard, it should not be assumed that it is automatically acceptable. The
aim must be to minimise the need for car parking. This is of particular importance in
locations where there may be significant transport impacts. Applicants must
demonstrate (through a TA) the measures they are taking to minimise the need for
car parking.

5.16 When considering planning applications for new development, it will be essential to
impose conditions and/or seek obligations to ensure that the development meets the
established car parking and other transport requirements as identified within an
approved TA. Particular considerations will include:

The need to establish the number of car parking spaces to be provided on the
site for each particular use (the most important policy requirement for car
parking); bearing in mind the background of car parking restraint, the number
agreed should not be exceeded.

The need to guarantee appropriate cycle parking provision, in accordance

with the requirements of the approved TA.

Setting out the necessary management arrangements for the car parking; two
key issues being the need to ensure that customer car parking spaces are
used for short stay visits only, not for commuter parking; and that in the case
of town centre developments, the customer car parking is available for the
benefit of the town centre as a whole.

Setting out the necessary contributions to, and timing of, off-site pedestrian,
cycling, public transport and highway provision and street parking controls;
these should be clear as a result of the detailed consideration and approval of
the submitted TA.

77
 Ensuring that the layout and design of the site allows for safe and convenient
circulation for all users, concentrating particularly on walking movements and
the needs of people with a disability.

JUSTIFICATION

5.17 Restrictions on car parking provision, particularly for commuting, is at the heart of
implementing the transport strategy. Influencing the cost and availability of car
parking is a particularly powerful tool in managing patterns of movement and choice
of transport mode.

5.18 Policy M2 essentially aims to limit the number of car parking spaces that can be
provided in new developments. The limit varies depending on the nature and
location of the development. In keeping with Government guidance, there is no
minimum level of parking that must be provided; on-site car parking will generally
only be required in the interests of highway safety.

5.19 Restrictions on car parking are mainly aimed at commuting. Commuter trips are both
less discretionary and more regular than other trips and are therefore more readily
influenced by parking restraint policies. Reducing commuter travel by car can also
reduce congestion and offer safety benefits.

5.20 The maximum car parking standards in policy M2 are intended to set challenging
targets for new development. They are based on an assessment of what is needed
to meet a number of objectives, notably a substantial reduction in emissions of
greenhouse gases to meet both national and international targets. The following
paragraphs set out the current position for each type of use in each defined area, and
provide a justification for the identified car parking standards. Maximum car parking
standards will be kept under review, having regard to the implementation of the
Transport Strategy.

5.21 It is also essential to consider the impact of parking provision on the quality of the
built environment. For example, the Taunton Vision aims to achieve an adaptable,
mixed-use town centre with recognisable urban street quality. The parking standards
for Taunton central area are intended to reflect maxima that can reasonably be
achieved within the plot sizes and street spacings typical of the Visions urban design
framework. Similar urban design constraints will apply to smaller-scale commercial
development elsewhere in the Taunton and Wellington urban areas, and this is also
reflected in the proposed parking standards.

Taunton Central Area: Short-stay Trips

5.22 Shopping for food and non-food items is a good example of an activity that attracts
short stay trips. The Borough Council has reliable information with respect to existing
levels of retail floorspace and parking availability. Prior to publication of the revised
version of PPG13 (March 2001), retail developments within Taunton Deane were
providing, on average, one parking space for every 14 square metres of gross
floorspace (this is an average for all retail floorspace, and includes both town centre
and out-of-centre developments). Parking provision was slightly greater for food
developments (1 space per 11 sq m) and slightly lower for non-food developments
(1 space per 17 sq m). PPG13 sets a maximum of 1 parking space for every 14 sq
m in food retail development, and one space per 20 sq m for non-food retail
development.

78
5.23 The mode of travel of shoppers in Taunton Town Centre is set out in the following
table, taken from survey work carried out for the Vitality and Viability Study
(Buchanan 1997).

Travel Mode\Shopper location All shoppers Safeway/Sainsbury

Car Driver 53% 49%
Car passenger 7% 8%
Bus 7% 7%
On foot 29% 33%
Bicycle 2% 3%
Other 2% 0%
TOTAL 100% 100%

5.24 The primary mode of transport for town centre shoppers is the car (about 60% of
trips), although a high proportion of shoppers walk. Other modes are much less
significant at present for shopping trips. These figures suggest that new shopping
development in the town centre should take place on the basis that at least 40% of
customers will be travelling by modes other than the car.

5.25 The need to protect and enhance the town centres vitality and viability is a vital tenet
of the Local Plan strategy. To implement parking restraint could endanger this by
increasing the competitive advantage of existing out-of-centre shopping
developments, which have extensive free car parking. For these reasons, the
majority of the Taunton town centre retailers surveyed as part of the Vitality and
Viability Study were dissatisfied about the provision of car parking for shoppers and
wished to see more provided. It is therefore proposed to avoid significant restraint on
customer parking provision and set the maximum level of customer parking provision
at 80% of the standards set out in PPG3 and RPG10, to reflect the current position.
Additional car parking may be permitted where this would support the vitality and
viability of the town centre as a whole. A definition of Taunton town centre is found in
paragraph 8.222.

Taunton Central Area: Commuter Trips

5.26 The 1991 Census indicates that about 60% of commuting trips to the centre of
Taunton were by car. Accessibility by public transport is high in this area, compared
with the rest of the Borough, and improvements to cycling and bus priority are
steadily being made. Accordingly, a high level of restraint is considered appropriate.
The policy therefore aims to halve the car-borne commuting to new employment
developments in the central area compared with the 1991 situation for the area as a
whole. The target of 60 % reflects this approach. Implementation of this level of
restraint will be facilitated by the provision of park and ride facilities at Silk Mills
(scheduled to open in 2005) and East Taunton (2008).

Within or Adjacent to the Urban Areas of Taunton and Wellington: Short-stay Trips

5.27 Within or adjacent to the towns, there is the potential for reasonable public transport
access, and the proximity of residential areas is likely to allow reasonable walking
and cycling accessibility. The main visitor-intensive uses, such as retailing, are
required to have good public transport access under the relevant policy. The advice
in PPG13 is that car parking levels at out-of-centre locations should not be set at

79
 levels which would disadvantage more central areas. For these reasons, the same
restraint target of 80% is applied throughout the urban areas. This is likely to be
difficult, but achievable. For the same reasons set out in paragraph 5.25, in the case
of shopping proposals within or on the edge of Wellington town centre, a relaxation of
this restraint will be permitted where this would support the vitality and viability of the
town centre as a whole. The definition of Wellington town centre is found in
paragraph 9.73.

Within or Adjacent to the Urban Areas of Taunton and Wellington: Commuter Trips

5.28 In the urban areas outside the Taunton central area, restraint is set at a lower level,
to reflect the greater difficulty in achieving public transport access. However, the
restraint is still set at a level which does not give out-of-centre developments an
undue advantage over those in the central area. A range has been set (60-80% of
the PPG13 standard) and the precise level of parking will be a reflection of the overall
accessibility of the individual site. This complies with the advice in PPG13.

RESIDENTIAL PARKING REQUIREMENTS

M4 In order to promote sustainable travel, and to reduce the amount

of land taken for development, the Borough Council will consider the
need for residential car parking against the following criteria:

(A) the impact on urban design;

(B) the location of the development, and its accessibility to

employment opportunities and services;

(C) the type and mix of the proposed dwellings.

The Borough Council will not permit more than an average of 1.5 car
parking spaces per dwelling on any residential development. A
significant reduction in this average will be expected for elderly
persons, student and single persons accommodation, and for
residential proposals involving the conversion of buildings where off-
road parking provision may be difficult to achieve. Car-free residential
developments will be sought in appropriate locations, such as within or
adjoining Taunton and Wellington town centres.

The Borough Council will require all residential developments to make

provision for the parking and storage of bicycles with a minimum
provision as follows:

(D) 1 space for all residential units with between 1 and 3 bedrooms;

(E) 2 spaces for residential units with four bedrooms or more.

5.29 The provision of residential car parking can have a significant impact on the amount
of land required for development. Furthermore, the historic imposition of minimum
car parking standards has, in a number of circumstances, had an adverse impact on
urban design, with the needs of the car taking precedence over the needs of people
and sustainable travel. These factors can influence peoples travel choices in favour
of the private car.

80
5.30 Accordingly, having regard to the requirements of PPG3 (Housing) and PPG13
(Transport), the Borough Council has decided to move away from the provision of
minimum car parking standards. Instead, car parking requirements are now to be
assessed against a number of criteria, with the overall aim being to reduce land take
and to give increasing priority to the promotion of alternative modes of travel. PPG3
advises that, on average, new housing developments should not provide more than
1.5 car parking spaces per dwelling, because to do so would be inconsistent with the
need to secure sustainable residential environments.

5.31 In particular, the Borough Council wish to see significantly reduced car parking in the
following circumstances:

In or adjoining Taunton and Wellington town centres, where employment

opportunities and services are readily accessible by walking, cycling or public
transport; and

In housing specifically designed for the elderly, students and single people
where the demand for parking is likely to be significantly less than it is for
family housing; and

Proposals involving the conversion of buildings where off street parking is

less likely to be successfully designed into the scheme

5.32 The Borough Council will seek and support the provision of car-free residential
developments in locations within or adjoining Taunton and Wellington town centres.
However, the impact of potential displaced car parking on adjoining residential and
commercial areas will be a key consideration.

5.33 New housing should make specific provision for cycle parking or storage, to ensure
that this mode of transport is available to future occupiers. It is considered that
smaller dwellings (between 1 and 3 bedrooms) should make provision for the parking
or storage of at least one bicycle, whilst larger dwellings (with generally more
occupants) should provide for at least two. The only exception to this may be
sheltered housing accommodation. However, this will be a matter for discussion
between the Borough Council and the provider.

TRANSPORT PROVISION

Cycling

M5 A comprehensive, convenient and safe cycle network is proposed

through a combination of measures and works, including the following
main elements:

(A) on- and off-road cycleways as shown on the Proposals Map;

(B) traffic calming, traffic management and junction redesign; and

(C) convenient and secure cycle parking facilities.

5.34 Cycling is one of the most sustainable forms of transport and has a major role to play
in reducing car dependency. However, cycling is currently not regarded as an
attractive option by many people, because of the perceived and real dangers of
cycling on roads. Accordingly, a safe and comprehensive cycle network is proposed,

81
 particularly within and around the towns. Individual cycling schemes will be the
subject of consultation with local communities prior to implementation.

5.35 Specific cycling proposals are shown on the Proposals Map, particularly in Taunton
and Wellington. Precise alignment of the routes may vary depending on local
conditions. The proposed cycle route along the Grand Western Canal at Wellington
is a likely example.

5.36 The organisation SUSTRANS is preparing a national cycle network with money from
the National Lottery. Part of this route runs through Taunton Deane. The route
connects with the cycle networks proposed in Taunton and Wellington, and will be
particularly helpful for commuting and other trips between the two towns. Developers
of sites within about 1 kilometre of the route, such as Firepool in Taunton, are to be
encouraged to provide safe and convenient links to it.

Walking

5.37 A substantial number of journeys are made by walking. Nationally, 80% of journeys
under 1 mile were made on foot (National Travel Survey 1992/4), although the
proportion has been falling as more and more short journeys are undertaken by car.
The survey in 2002 found that the number of walking trips had dropped by 20% in the
previous 10 years. Walking is an entirely sustainable method of travel, and is to be
encouraged as far as possible. Much of this encouragement will take the form of
attention to detail in new highways and development proposals, minor improvements
to junctions, traffic calming, and through restraint on car use.

Buses

5.38 The form of public transport most likely to provide local shopping and commuting
services is the bus. However, buses currently have little cost or time advantage over
the private car and consequently find it difficult to compete. By providing bus priority
measures, the bus can be given a time advantage over other vehicles. All of the
measures currently proposed are in Taunton, and are described in more detail in the
Taunton chapter.

Traffic Calming

M6 Residential streets will be traffic calmed where appropriate to improve

their environment or safety and to encourage through traffic onto the
most appropriate roads. The schemes design will take account of its
visual impact and the needs of residents, buses, cyclists and
emergency, service and delivery vehicles.

5.39 One of the most effective ways of improving the environment of residential areas, as
well as highway safety, is by traffic calming existing streets. A variety of measures
can be used. It is vital that consultation takes place on the principle and details of
schemes with all interested parties, especially local residents likely to be affected by
any proposals. The Borough and County Councils continue to invest in such
schemes where they are a cost-effective solution, and the development of a number
of sites is likely to be dependent on traffic calming of existing roads. Policy H2
requires new housing to incorporate appropriate traffic calming measures.

82
CHAPTER 6 COMMUNITY
6.1 Taunton Deane is well served with community facilities, such as schools, colleges,
public halls and recreational facilities. Not surprisingly, the towns have the greatest
variety, but most villages have a village hall and recreation ground, and many have
primary schools. It is vital that the supply of such facilities be maintained and
improved to meet community needs. The demand for community facilities is directly
related to the number of houses built in the area. Therefore the Community chapter
contains appropriate policies, requiring that new housing developments make
adequate provision for school facilities, public open space and the like.

6.2 It is also important to protect existing facilities from development, particularly public
open space and public rights of way, so appropriate policies are included.

6.3 The Community chapter covers recreation in general, including provision for the arts
in new development. Informal countryside recreation is encouraged, but policies on
recreational developments like golf and riding facilities seek to minimise impact on
the attractive environment and landscape of the Borough.

6.4 Wind turbines and telecommunications are covered in this chapter since they serve
the community (in terms of their function). Their potentially adverse landscape
impact is the main concern.

EDUCATION

Education Provision for New Housing

C1 New housing development which generates a significant need for

statutory education provision (for children aged 4-16) will be permitted
provided that:

(A) existing statutory education provision within reasonable distance

of the development has sufficient spare capacity to meet the
additional need generated by the development; or

(B) new permanent provision within a reasonable distance necessary

to accommodate the additional need generated by the
development is:

(i) firmly programmed in the Local Education Authority

capital programme; or

(ii) provided by the development.

6.5 Most new housing has the potential to be occupied by school age children in
compulsory education (those aged 4 - 16 years). Somerset County Council, the
Local Education Authority (LEA), estimates that for every 100 dwellings in the
County, there will be an average of 2.85 pupils per school year group. This forecast
is broadly in line with the 1997 mid-year population estimates provided by the Office
of National Statistics for Taunton Deane, which indicate that 17% of the population
are in the age range 4-16. Assuming an average household size of 2.3 (2001
Census), the likely school age population would therefore be 40 per 100 dwellings,
3.3 per year group. Primary schools contain 7 age groups (years 4 - 11) and
therefore about 20 primary age pupils can be expected in an average group of 100
dwellings in Somerset. Similarly, there are likely to be about 14 secondary pupils

83
 (5 years covering ages 11 - 16) per 100 dwellings. The product ratio associated
with new dwellings is assumed to be similar, although clearly, variations in the mix of
dwelling types and sizes will change the likely ratio.

6.6 Somerset, in line with national guidelines, plans on the basis of a maximum class
size of 30 in most of the school years. It is considered that the educational
implications of new development are likely to become significant when an additional
half a class or so in total is generated. Accordingly, policy C1 applies to
developments of about 50 dwellings or more. This guideline may, however, need to
be adjusted to account for different dwelling mixes proposed, the particular
circumstances of local schools or the cumulative effect of a number of sites in a small
area.

6.7 The objectives of the Local Plan, expanded in policy H2(A), require that children
living in new housing have access to education. In the case of primary school
education, this means within walking or cycling distance by a safe and convenient
route suitable for primary-aged pupils. Secondary-age pupils can be expected to
walk or cycle further. An additional possibility in the rural areas is the availability of
appropriately timed public transport. For small-scale developments (below about 50
dwellings in this context), reasonable access to primary and secondary schools is
sufficient and no account will be taken of their capacity. However, larger proposals
will be permitted only where sufficient spare capacity is available in such schools.

6.8 The situation at the end of 2004 can be summarised as there being some spare
capacity in primary schools in the Taunton Deane area, but with some pressure on
the secondary sector.

6.9 Where there is insufficient spare capacity in nearby schools, additional capacity will
be required if significant residential development is to be permitted. This could be by
building a new school or extending an existing school, depending on the size of the
development concerned and the feasibility of an extension. The source of finance for
this infrastructure investment is likely to be from one of two sources: through the
County Councils capital programme, or from housing developers by means of
planning obligations.

6.10 The level of capital investment in Somerset buildings is severely restricted.

Somerset has a legacy of very old schools - of the Boroughs 42 Primary Schools,
22 were built before 1914 and some of these have not been remodelled or extended
since 1980. It also has a high proportion of temporary classrooms - over 20% of
Taunton Deanes capacity. Bringing unsuitable and inadequate accommodation up
to modern national curriculum requirements is therefore a high priority of the Local
Education Authority. The total cost of this backlog of maintenance, repair and
replacement is estimated at 80 million, so available public investment is
concentrated on existing schools.

6.11 It is clear that in cases where residential development leads to a requirement for
additional school accommodation, the likely source of funding is through planning
obligations entered into by the housing developer(s). This is in line with advice in
Circular 01/97 that obligations can be sought to cover the full cost of essential
community facilities required as a direct result of, and directly related in scale and
kind to, a development. The level of contribution sought will be related to the actual
cost of providing the necessary additional classrooms and associated facilities taking
account of the expected generation of pupils from the new housing. At 1998 prices,
this typically came to 105,000 per primary classroom and 125,000 per secondary
classroom, although any contributions will be based on current prices which are

84
 available from the County Council. These figures include associated facilities and
reflect the cost of extending a typical school. Specific local circumstances may lead
to variations from these figures, and a feasibility study will be needed to ascertain
more exact costs.

6.12 The Local Plan allocations have been assessed against this policy and the likely
need for any educational requirements is set out in each allocation where
appropriate. Most significant are the new educational facilities required as part of the
major development sites.

Reserved School Sites

C2 Land near the following schools is reserved for educational purposes,

as shown on the Proposals Map:

(A) Hatch Beauchamp VC Primary School

(B) Pitminster County Primary School

(C) Ladymead Community School

(D) Sampford Arundel VC Primary School

(E) West Buckland County Primary School

(F) Wiveliscombe County Primary School.

6.13 Somerset County Council requires that parcels of land near certain schools be
reserved for extensions, or additional playing fields, to meet future educational
needs. Policy C2 reflects this requirement.

SPORT AND RECREATION

6.14 PPG17: Sport and Recreation stresses the benefit of sport and recreation to health
and self-esteem and advocates that they should be available to everyone, including
the elderly and disabled. The availability of recreational open space is particularly
important for this.

Protection of Recreational Open Space

C3 Proposals involving the loss of recreational facilities, including

allotments, public, private and school/college playing fields, sports
grounds, indoor sport and recreational facilities, areas for informal
public recreation and childrens play areas will not be permitted unless:

(A) there is an excess of good quality recreational facilities of the

type which would be lost, sufficient to meet local demand; or

(B) the proposed development provides recreational or community

benefit greater than the long-term recreational value of the
recreational facility that would be lost; or

(C) equivalent provision in a convenient location is made to at least

an equal standard and with equal community benefit; or

85
 (D) in the case of a school or college playing field only; the land is
needed for the development of school buildings and/or
associated facilities, and adequate playing fields to meet
statutory requirements would be retained or provided.

6.15 PPG17 recognises the role of the planning system in safeguarding facilities with
recreational value. Policy C3 provides this protection. Proposals to develop on land
or buildings subject to this policy will be required to be accompanied by a Council or
independent assessment that the facilities are surplus to requirements.

6.16 In criterion (C), whether a site is in a convenient location will be determined through
consultation with the Borough Council. For public playing fields serving the local
community, such a location should be close to the playing fields they are intended to
replace, but regard will be had to the availability of other existing playing fields in the
locality, in determining the precise site. The aim is to ensure that households served
by the existing playing fields continue to have convenient access to public playing
fields, within reasonable walking distance for children.

6.17 The policy will be applied to the diverse forms of recreational open space identified
as ROS on the Proposals Map, such as allotments, playing fields, sports grounds
and childrens play areas.

6.18 Policy C3 will also apply to large stadia such as the County Ground, home to
Somerset County Cricket Club, should it find it necessary to relocate in order to
provide improved playing and spectator facilities needed to maintain its competitive
status as a first class county. Subject to the safeguards in criterion (C) and the
requirements of policy C5 being met, the principle of such a relocation is acceptable.

6.19 The Borough Council encourages the principle of dual (community) use of
school/college recreational facilities, including sports pitches. Where school or
college playing fields would be lost to development under criterion (D), the playing
fields to be retained or provided to meet statutory requirements should also be made
available for dual use, unless there is adequate provision of playing fields to meet the
long-term needs of the community in the locality. The Borough Council will impose
appropriate conditions to this effect.

Standards of Provision

C4 In the event of the increased demand for open space not being met by
existing facilities, developers of new housing, on sites of six or more
dwellings, will provide landscaped and appropriately equipped
recreational open space in accordance with the following standards:

(A) children's play space: 20 square metres per family dwelling to

comprise casual play space and LEAPS and NEAPS to the
required standard, as appropriate. This standard excludes space
required for noise buffer zones;

(B) adequately constructed and equipped public playing fields:

45 square metres per dwelling. This standard excludes space
required for noise buffer zones;

(C) formal parks, gardens and linear open spaces as required by

particular Local Plan allocations;

86
 (D) in the case of small groups of housing where the site is too small
for provision of playing fields or children's play space on-site, or
where it is physically unsuitable, off-site provision will be
sought; and

(E) developers will be required to arrange for maintenance of the

recreational open space.

6.20 PPG17 recommends local authorities to draw up their own standards for provision of
public open space based on their own assessment of need.

6.21 The requirements in policy C4 accord with the Borough Councils standard of
2.6 hectares per 1,000 population for recreational open space. This is contained in
the Councils Open Space Strategy, which sets out its requirements for all forms of
open space. The figures of 20 and 45 square metres in criteria (A) and (B) are
derived from a requirement for 0.8 hectare of play space and 1.8 hectares of playing
fields per thousand people. These figures are for useable recreational open space,
and exclude land needed to provide buffer zones to adjoining property to prevent
nuisance. An average occupancy rate of 2.5 persons per dwelling has been
assumed in the calculation.

6.22 Developers will normally be expected to provide playing fields and childrens play
space on-site. In some cases, on-site provision may not be desirable or feasible due
to the physical characteristics of the site or its small size. In such circumstances the
additional demand for recreational open space arising from the development can be
met in other ways. This may be through the improvement of existing facilities
suitably located to meet the needs of the site, thus enabling them to accommodate
additional usage, or it may involve the provision of new facilities. In either case,
implementation is likely to be sought through financial contributions secured by
planning obligations.

6.23 Most new dwellings will potentially generate increased demand for recreational open
space of one sort or another. It is therefore considered reasonable that, except in
areas where there is sufficient open space to meet the additional demand arising
from the development, new housing developments should provide for the additional
demands they give rise to. It is recognised, however, that in practice it would be
unreasonable and impracticable to attempt to secure contributions towards the
provision of recreational open space from the smallest developments. Equally
though, it would be unacceptable to allow too many smaller housing developments
which make no contribution to the provision of additional open space yet which
cumulatively give rise to significant additional needs. In view of these factors,
contributions towards off-site provision, or the improvement of any recreational open
space facilities which cannot be provided on-site, will be sought from all
developments of six or more dwellings.

Playing Fields

6.24 Playing fields for pitch sports such as football, rugby and cricket are an important
element of recreational open space. Survey work undertaken by the Council has
revealed that there is a shortage of provision within much of the Borough, including
the towns of Taunton and Wellington. This deficiency is identified in the Borough
Councils Open Spaces Strategy for Play and Sport in Taunton Deane. It is
important therefore that new development makes provision for the additional needs it
will generate if this situation is not to be made worse. Exceptions will be small sites,
as described above, and sites that provide accommodation specifically for elderly

87
 persons. It is recognised that few sites will be large enough to generate the provision
of an area suitable for playing field use, so in the majority of cases this requirement is
likely to be met through contributions towards the provision of facilities off-site. To
ensure that such provision can be made, a site is allocated in this Plan for the
development of new playing fields at Maidenbrook Farm, within the Cheddon
Fitzpaine/Monkton Heathfield Green Wedge.

6.25 The deficiency in provision of playing fields identified in the Open Space Strategy for
Play and Sport in Taunton Deane, is based on a simple comparison of the overall
supply of playing fields in Taunton and Wellington with the quantity required to meet
NPFA or Sports Councils standards. However, the Borough Council has recently
undertaken a more detailed survey and robust assessment of the need for further
playing fields, identifying the extent and location of deficiencies, and taking into
account the needs of all user groups, as advocated by PPG17. The aim is to
produce a formal playing pitch strategy, identifying the future need for playing pitches
and how that need will be met, which can underpin the production of a future
supplementary planning document.

6.26 The minimum size for a playing field would normally be at least 2.1 hectares, with
dimensions appropriate for two senior soccer pitches and one cricket square.

6.27 All playing fields should be drained and constructed in accordance with the
recommendations of the Sports Turf Research Institute. Precise details of what
developers provide for in relation to this will be the subject of negotiation in each
case, at the development control stage. Changing rooms and car parking will also be
required. Those provided on-site should be easily accessible to all the new
dwellings.

Children's Play Space

6.28 Children's play spaces should be provided to a minimum standard of 20 square

metres per dwelling, to include both casual play space (non-equipped) and equipped
play areas as set out in the paragraphs that follow.

Casual Play Space

6.29 Casual play space includes predominantly open grassed areas specifically allocated
and designed for play, and must be of appropriate size and shape for this purpose. It
should be distinct from landscaping, flower beds, visibility splays, highway and
footpath verges, retained hedges, streams, ditches, balancing ponds and nature
conservation areas.

6.30 Casual play space is as important as equipped play areas, particularly for teenagers'
socialising needs. The NPFA advocates that the greater proportion of the play space
requirement should be met by casual play space. However, it is considered that the
minimum standards of provision of equipped play areas must first be met, with any
remaining requirement being met by casual play space.

Equipped Play Areas

6.31 Equipped play areas should comprise Local Equipped Areas for Play (LEAPS) and,
for large developments, Neighbourhood Equipped Areas for Play (NEAPS) as
described below. LEAPs and NEAPs are recommended by the NPFA in The Six
Acre Standard.

88
LEAPS

6.32 LEAPS are conventional fenced play areas for children under 6 years, with at least
5 types of equipment, including swings and slides. Equipment must be on
appropriate safety surfaces, and seats and litter bins should be provided.

6.33 LEAPS are required on sites of 20 or more dwellings.

6.34 Sufficient LEAPS must be provided to ensure that all dwellings within the
development are within 5 minutes walking time (400 metres distance) of a LEAP.
However, additional facilities may be needed to take account of obstacles like
railways and major roads.

NEAPS

6.35 NEAPS are large play areas for children primarily in the 6-12 years age range, with a
minimum of 8 types of play equipment providing challenge and enjoyment. There
should also be a kickabout area or provision for wheeled play opportunities (such as
for skateboards, roller skating or bicycles), as well as opportunities for younger
children. Seating is also required.

6.36 The inclusion of a LEAP within a NEAP is supported by the NPFA, since it provides a
one-stop-shop for families, saves on land for buffer zones, and helps reduce the
temptation for children to use play equipment beyond their ability.

6.37 NEAPS should be suitably located, preferably within a 500 metre radius of all
dwellings within the development, unless an obvious preferred location is present (for
example, adjoining a local centre or nearby playing fields).

6.38 NEAPS must be at least 1,000 square metres in extent, and preferably at least
2,000 square metres, excluding any buffer zone needed to prevent noise problems.

6.39 Where, exceptionally, provision of NEAPS would take up too much of the public open
space requirement to permit provision of LEAPS to the required standard, the
provision of LEAPS must take priority.

Noise Buffer Zones

6.40 All areas of child play space (casual areas, LEAPS and NEAPS) must be located and
designed so as not to cause noise problems to nearby dwellings, in accordance with
relevant environmental health standards. Buffer zones, perhaps including roads,
buildings and landscaping, are likely to be needed.

Maintenance of Public Open Space

6.41 Where public open space is to be provided as part of a development, conditions will
be imposed requiring the developer to arrange for its future maintenance. The
developer may negotiate a commuted sum to discharge this liability to the Borough
Council.

Dual Use

6.42 The Borough Council recognises the important contribution that dual use of existing
educational facilities can make, representing an efficient use of resources. Dual use
means use by schools/colleges and by the public. There may be scope for an

89
 increase in the public use of school facilities to meet identified needs, but education
requirements will continue to take precedence.

Sports Facilities

C5 Proposals for new or significantly improved or extended sports facilities

will be permitted where:

(A) the proposed site is accessible to its intended users by a range of

means of transport, including alternatives to the car, to a
standard appropriate to its anticipated level of trip generation;

(B) if the proposed development will be a major trip generator

serving more than local needs, a sequential approach to site
selection has been followed; and

(C) in the case of sites outside but adjoining the defined limits of
settlements, there is a clear and demonstrable need to use a site
in the countryside.

6.43 The range of sports facilities is diverse, both in type and scale. It includes indoor and
outdoor facilities, single and multi-uses, those meeting local needs and others which
serve wide catchments. This policy applies to all of them.

6.44 Generally speaking, facilities will be expected to be located within settlements, at

sites which are accessible to the catchment population they are proposing to serve.
Those meeting local needs should be situated within or close to the area they will
serve, and ideally within or adjacent to a local centre or other trip-generating uses
such as schools. This will ensure that the need to travel is minimised, and the
potential use of non-car modes of travel and shared trips is maximised. Where
facilities will serve wider catchments and/or involve large numbers of trips to and
from them, the need for an accessible location is greater. In such cases, sites within
or adjoining town centres will always be the most sustainable option. It is
recognised, however, that it may not always be possible to accommodate facilities in
these locations. Where this is the case, a sequential approach to site selection will
be necessary, as required by PPG6 and in accordance with policy EC10 of this Plan.
In undertaking the sequential test, the ability of elements of the proposal to be
disaggregated and accommodated on separate sites will need to be addressed.
Where the sequential approach leads to the consideration of sites outside a town
centre, adequate accessibility by public transport is essential.

6.45 It is recognised that it may not be easy, or indeed possible, to find suitable sites for
certain sports facilities within settlements, and that edge-of-settlement locations may
be necessary. Examples of where this is most likely to occur are large stadia and
extensive uses such as playing fields. Where such a location is being proposed, the
case for an edge-of-settlement site will be carefully scrutinised to ensure that other
options within the settlement are not available. An adequate level of accessibility,
commensurate with the scale and distribution of anticipated trip generation, will be a
particularly important consideration in the evaluation of such proposals.

6.46 As indicated in paragraph 4.52, Somerset County Cricket Club has considered the
possibly relocating. At the Public Local Inquiry into this Local Plan, the Club
demonstrated a need for a large site of about 26ha, and the Borough Council
acknowledges that, in the event of a decision of the Club to relocate, in all likelihood

90
 a site beyond the settlement limits of Taunton would be needed. In that event,
criterion (A) of policy C5, regarding accessibility, would be the key criterion.

INFORMAL RECREATION

6.47 Informal recreation means the casual enjoyment of activities such as walking,
picnicking, cycling and horse riding, which mainly occur in the countryside. The
Borough Council recognises the importance of maximising opportunities for informal
recreation for everyone, including those with special needs, and measures such as
provision of fishing platforms for disabled anglers, for example, will be encouraged.
Consistent with the aim of sustainability, and to minimise the need for travel, it is
appropriate to provide for informal recreation close to areas of demand. The
proposed community woodland on Priorswood Tip, on the urban fringe of Taunton
(policy T37), is an example. Bus services from towns to villages are an important
sustainable means of gaining access to the countryside, notably in conjunction with
use of the rural network of public rights of way, and their use, together with use of
cycleways, is to be encouraged. Improvements to such public transport links and
cycleways are proposed in the Local Plan, in conjunction with new development,
such as at Monkton Heathfield (policy T8). The Borough Council and Somerset
County Council also seek to extend and improve the public rights of way network.

Country Parks and Picnic Sites

6.48 Consistent with PPG17, paragraph 25, the provision of country parks, picnic sites
and associated car parking will be supported in urban fringe areas which can absorb
increased visitor pressure, thus relieving the pressure on sensitive areas of
countryside.

Public Rights of Way

C6 Proposals which would require the closure or diversion of a public right

of way will not be permitted unless a suitable alternative route is
proposed which would not reduce the amenity of, or unduly
inconvenience, users.

6.49 Taunton Deane has a significant network of public rights of way, including footpaths,
bridleways (used by pedestrians, horse riders and cyclists), and byways open to all
traffic (but used mainly by walkers and horse riders). The Taunton Deane Strategy
for Leisure promotes use of footpaths for recreational walking by people of all abilities
and interests, and encourages access to bridleways.

6.50 The impact of development on public rights of way is a material consideration in

determining planning applications, and policy C6 reflects this importance. Where
permission affecting a public right of way is granted, the development, in so far as it
affects the right of way, should not be started unless and until the necessary closure
or diversion order has been made.

Blackdown Hills Ridge Route

C7 The Borough Council proposes that the Blackdown Hills Ridge Route be
continued to the Devon boundary at Black Down Common.

6.51 The Blackdown Hills Ridge Route is proposed as a significant long distance route,
within the Blackdown Hills AONB. Its eastern limit is within the Borough, at Castle
Neroche, and it is proposed to extend through into Devon at Black Down Common.

91
 The exact route is uncertain at present, as it will depend upon the outcome of
negotiations with landowners regarding the establishment of permissive rights of
way. Somerset County Council is currently negotiating with landowners, upgrading
the route, where necessary, to Bridleway status.

Development Affecting Disused Railway Tracks and Canals

C8 Proposals which would affect disused railway tracks or canals will only
be permitted where a corridor to retain the potential use of the track or
canal for footpath/cycleways is provided or the proposals would
reinstate these railways or canals for their original purposes.

6.52 Development proposals should retain the potential for disused railway tracks and
canals to provide footpaths or cycleways which are useful for commuting and
recreation. Examples include the Barnstaple-Taunton railway, Taunton-Chard
railway, Grand Western Canal and Chard Canal.

Horse Riding and Riding Establishments

C9 Riding establishments will not be permitted unless they:

(A) are well related to an existing group of buildings or settlement;

(B) are well related to the public bridleway network; and

(C) provide adequate arrangements for access, turning and parking

of cars and trailers.

6.53 Horse riding is a growing recreational activity, but can cause environmental
problems. Policy C9 therefore imposes locational requirements on riding
establishments, to minimise erosion of new tracks and visual intrusion of new
buildings in the countryside. Criterion (A) of policy EC21 is also relevant in this
respect.

Golf

C10 Proposals for golf facilities will not be permitted where they would harm
the landscape and character of AONBs or parks and gardens of special
historic interest. Proposals will be permitted provided that:

(A) the design, layout and landscaping would protect or enhance the
landscape and wildlife interest of the site;

(B) proposals incorporate means of summer irrigation by

collection of rainfall or run-off; and

(C) the recreational value of public rights of way is not harmed.

6.54 Golf is well catered for in the Borough, with an 18-hole public golf course in the
Vivary Green Wedge, and a public driving range at Henlade. Private courses are
reasonably well distributed at Oake, Corfe and Creech Heathfield.

6.55 Golf courses can have a significant impact on the landscape. Clearing trees for
fairways, ground modelling, bunkers, clubhouses, sheds, roads and car parks, can all
be harmful, particularly to historic landscapes. Therefore, golf courses will only be

92
 permitted where they would be adequately assimilated into the landscape, without
changing its character. Adequate management of the land will be sought through
conditions or planning obligations.

6.56 Golf courses must not reduce the capacity of floodplains.

LEISURE AND THE ARTS

6.57 Taunton Deane has a range of arts related leisure facilities, including the Brewhouse
Theatre, Wellington Arts Centre, cinemas, libraries, museums, pubs and nightclubs.
However, the Borough Councils Strategy for Leisure, 1996-2000, aims to improve
opportunities to attend or take part in the arts, particularly for people with special
needs, young people and those with limited access to transport.

6.58 There is a particular need for a higher-profile visual arts centre, a music venue aimed
at young people, and affordable studio facilities for artists and craftspeople. More
local jobs in the arts are needed, particularly for local college leavers.

6.59 Developers should aim to give special quality and uniqueness to new developments
(particularly major housing and employment/leisure schemes), by providing art
features which enhance the scheme and are of sympathetic design, such as
sculptures, murals and fountains. Features may also be provided off-site, for
example public performance spaces in earth amphitheatres, and recreational mazes
on suitable areas of open space.

6.60 Liaison with the Borough Councils Arts Officer and involvement of the local
community is particularly encouraged. It would be desirable for developers to
contribute at least one percent of the cost of every new development to be spent on
working with artists/crafts people on such projects, boosting local employment and
interest in the arts.

UTILITIES

Power Lines

C11 Where new local power lines are to be constructed they should either be
placed underground or on wooden poles following existing landscape
features such as hedgerows. They should be positioned so as to avoid
undue impact on the landscape and/or townscape, and with regard to
public safety.

6.61 Concern is often expressed regarding the visual impact of electricity lines, poles and
pylons, particularly where they affect the setting of areas of high townscape or
landscape value. Consequently, policy C11 requires that where possible new local
power lines should be laid underground, particularly within AONBs, Special
Landscape Features, and conservation areas and in the vicinity of listed buildings.
Otherwise such power lines should be placed on wooden poles, positioned to
minimise impact on the landscape and townscape, following appropriate features like
hedgerows and avoiding the skyline where possible. Local power lines refers to the
local distribution network (66kv and below). The difficulty of placing high voltage
power lines underground is recognised.

6.62 Policy C11 will be reviewed in the light of any scientific revelations regarding possible
harmful effects of high-voltage power lines on public health. Reference is made to

93
 public safety since power lines can be hazardous in certain locations, notably above
playing fields used for kite flying.

Renewable Energy

C12 Development of renewable energy sources will be permitted where

relevant Local Plan policies would be met.

In assessing the impact of the proposed development, account will be

taken of individual and cumulative effects, the possibility of including
mitigating measures and of wider environmental benefits.

6.63 PPG22: Renewable Energy (replaced recently by PPS22) defines renewable energy
sources as those which occur naturally and repeatedly in the environment. They
include solar, wind and wave power, power from falling water, and energy from
combustion of plant material and digestible industrial, agricultural and domestic
waste materials. PPG22 encouraged use of renewable energy, mainly due to its
contribution to limiting emissions of greenhouse gases. The Borough Council
recognises that renewable energy can contribute to energy needs in a significant and
sustainable way, offering hope of increasing diversity and security of supply.
Proposals for renewable energy development will be assessed with regard to policy
C12 (and, for wind energy in particular, policy C13). In policy C12, an example of
cumulative effects might be the added impact of an additional wind turbine amongst
existing turbines. Wider environmental benefits might be the degree to which the
proposal offers sustainability benefits, by helping to limit greenhouse gas emissions.

Wind Turbines

C13 Proposals for wind turbines, wind farms and any associated
development, including access roads, will be permitted provided that:

(A) development is sited to minimise impact on the landscape,

utilising landscape features and avoiding the skyline;

(B) turbines on a wind farm are of a similar size, type and of a

uniform plain colour chosen to minimise landscape impact;

(C) development is well-related to roads capable of carrying

construction traffic. New access roads across open countryside
will not be permitted;

(D) development is sited and designed to avoid causing noise

nuisance, particularly near noise-sensitive development;

(E) development is sited and designed to minimise possible danger

to the public, with turbines set back by at least their height from
public footpaths, roads, railways and buildings;

(F) turbines will not cause shadow flicker nuisance to neighbouring

properties or electro-magnetic interference;

(G) development would not disturb or present a significant danger to

wildlife; and

94
 (H) any connection to the local electricity distribution network is by
underground cable.

Where planning permission for a wind turbine is extant or has been

implemented, development proposals which could reduce local wind
speeds and the regeneration of electricity by that turbine will not be
permitted.

6.64 PPG22 stressed the importance of wind energy as a sustainable source of electricity
in the UK. However, it states that a particular proposal should cause the minimum
harm to the countryside.

6.65 Wind turbines have a high potential landscape impact and all proposals, particularly
in AONBs and other sensitive areas, will be vigorously examined to ensure that
landscape impact is minimised. Existing landscape features should be used to
maximise natural screening, and the skyline must be avoided.

6.66 Other concerns include potential noise problems, electro-magnetic interference to TV

and radio reception, and risk of collision to birds in flight, requiring careful attention to
siting.

Large Telecommunications Masts

C14 Applications for the installation of telecommunications masts will be

permitted provided that:

(A) their siting and appearance would minimise harm to the

landscape;

(B) there are no alternative sites or solutions with less environmental

impact which could be used;

(C) there is satisfactory evidence that existing masts or other

structures cannot be used.

6.67 Local telecommunications have become an essential and beneficial element in the
life of the community and in the national economy. Their importance to realising plan
objectives should also be recognised (especially as the technology develops) in that
they increasingly enable people to work from home, reducing the need to travel.

6.68 The Governments approach, set out in PPG8 and Regional Planning Guidance
(RPG10), is generally supportive towards the need and demand for maintaining and
developing communications, while taking full account of the need to protect the local
environment. Likewise, Policy 62 and supporting text of the Somerset Structure Plan
Review encourages the provision of telecommunications services in general, whilst
recognising the role of development control and local planning policy in exercising
greater control of telecommunications development in designated areas.

6.69 The landscape impact of telecommunications equipment, particularly masts, can be

considerable. Whilst small masts enjoy permitted development rights, it is
considered that larger masts should be controlled with regard to their landscape
impact.

6.70 Applicants should demonstrate that they have attempted to use sites or solutions of
lower environmental impact and to erect antennas on an existing mast, building or

95
 other structure; otherwise, proposals will not be permitted. Visually prominent sites,
particularly in AONBs are inappropriate. Where new masts are genuinely needed
and the landscape would not be harmed, applicants should consider the need to
install masts with additional capacity in view of the growing demands for network
development.

Satellite Antennae

C15 The provision of a communal aerial to serve each housing area with TV
and satellite signals will be permitted, provided that the siting and
design is unobtrusive and respects the location. Proposals for
antennae on individual dwellings will not be permitted unless:

(A) the installation would not prejudice the character, appearance or

setting of a listed building or conservation area;

(B) the installation would not detract from the visual amenity or
character of the building, street scene or surrounding area; and

(C) the installation is located in the least obtrusive location feasible

within the curtilage of the building.

6.71 In most cases, the installation of a satellite antenna on a building is permitted

development under the 1995 Town and Country Planning (General Permitted
Development) Order. However, it is a condition of the permitted development right
that antennae be sited and designed to be as unobtrusive as possible, so the
Borough Council retains some control.

6.72 The use of communal aerials rather than antennae on individual buildings is
supported.

Utility Developments

C16 The development of new or extended utility works outside the limits of a
settlement will be permitted, provided that:

(A) there is no adverse impact on residential amenity or public

safety;

(B) the siting and design minimises its impact on the landscape; and

(C) there is no suitable site within the limits of a settlement.

6.73 The utility companies, responsible for the provision of essential services such as
water and energy supply, or sewage disposal, occasionally require new structures or
plant or to extend existing sites. The nature of the activities often makes them
unsuitable for sites within settlements, so appropriate sites in the countryside may
therefore be required. Care should be taken to ensure that environmental impact is
minimised, and that the amenity and safety of residents is protected. Policy S7 will
apply to such developments, as will the requirements of policy S1 which do not
conflict with the criteria set out in the policy above. Proposals for
telecommunications equipment will be considered against policy C14.

96
CHAPTER 7 ENVIRONMENT AND CONSERVATION
7.1 Taunton Deanes high quality natural and built environment is a key asset, attractive
to both residents and visitors. It is important to protect its many elements, which are
part of our heritage, and should be enjoyed by future generations.

7.2 The unspoilt landscape is of great beauty and variety, ranging from the Quantock and
Blackdown Hills, both designated Areas of Outstanding Natural Beauty (AONBs),
through the undulating, fertile Vale, to the flat Levels and Moors. The AONBs
comprise over a fifth of the Boroughs area, and there are 12 identified Landscape
Character Areas.

7.3 The Borough is equally rich in wildlife, with varied habitats, including Ancient
Woodlands and wetlands, many of them designated Sites of Special Scientific
Interest (SSSIs) or County Wildlife Sites. There are also 36 County Geological Sites.

7.4 Most towns and villages are of historic or architectural interest, there being
42 existing conservation areas, and over 2,000 listed buildings in the Borough. There
are also numerous archaeological sites, many of national importance.

THE NATURAL ENVIRONMENT

Wildlife Sites of International Importance

EN1 Development which could adversely affect the wildlife interest of

potential or designated Special Protection Areas, candidate or
designated Special Areas of Conservation or Ramsar Sites, will not be
permitted.

7.5 In June 1997 the Somerset Levels and Moors, (including the Curry and Hay Moors
SSSI, Southlake SSSI, and West Moor SSSI in Taunton Deane) were designated
firstly as a Special Protection Area (SPA) under the EC Birds Directive (April 1979),
and secondly as a Ramsar Site (under the EC Convention on the Conservation of
Wetlands of International Importance), by the Secretary of State.

7.6 These designations recognise the international importance of these areas as wetland
habitats for rare and migratory birds. Therefore, in line with PPG9: Nature
Conservation (paragraph 25), policy EN1 affords these sites the highest level of
protection, requiring very strong justification for development which would affect their
wildlife interest (flora and fauna).

7.7 Special Areas of Conservation (SACs) are a further wildlife designation of

international importance under the EC Directive on the Conservation of Natural
Habitats and of Wild Flora and Fauna (the Habitats Directive). There are currently no
designated SACs in Taunton Deane, but Hestercombe House (roof voids), Quants
SSSI, and Holme Moor and Clean Moor SSSI are candidate SACs and they, together
with any potential SPAs which may arise, are protected under policy EN1 in line with
PPG9, paragraph 13.

Sites of Special Scientific Interest

EN2 Development proposals which could adversely affect the scientific

interest of an SSSI will not be permitted unless:

97
 (A) planning conditions will prevent harm to that scientific interest,
or

(B) other material factors are sufficient to override nature

conservation considerations, and every possible effort to
minimise damage to the sites scientific interest is made.

Any SSSIs which are designated as National Nature Reserves, Nature

Conservation Review Sites and Geological Conservation Review Sites
will receive a particularly high level of protection consistent with their
importance.

Where it is decided to allow development affecting an SSSI, planning

obligations will be sought requiring developers to provide adequate
compensatory measures and provision for long term management of
the site to preserve and enhance its scientific interest.

7.8 SSSIs are sites of national importance with regard to flora, fauna, physical or
physiographical features. Some are of higher importance depending on whether they
have additional designations. (For example, Special Protection Areas, Special Areas
of Conservation and Ramsar Sites are also SSSIs of international importance.) PPG
9 suggests that SSSIs which are also designated National Nature Reserves (NNRs),
Nature Conservation Review (NCR) sites and Geological Conservation Review
(GCR) sites) are key sites of national importance. Policy EN2 refers to the
importance of NNRs, NCRs and GCRs (although none exist in Taunton Deane), to
be consistent with PPG9, paragraph 18, which requires local authorities to have
regard to the relative significance of different designations.

7.9 All SSSIs are statutorily protected from harmful operations under the Wildlife and
Countryside Act 1981, enforced by English Nature. Through policy EN2, the
Borough Council will protect the existing SSSIs in the Borough (and any others which
are designated), from harmful development.

7.10 The compensatory measures referred to in the final paragraph of the policy are
measures such as provision of habitat of equivalent type and size to that affected,
preferably in the general vicinity. This might involve tree planting or pond creation, for
example.

Local Wildlife and Geological Interests

EN3 Development which would significantly adversely affect local nature

conservation or geological interests will not be permitted unless:

(A) the importance of the development outweighs the value of the

substantive interests present; and

(B) every possible effort is made to minimise harm to those

interests.

Where it is decided to allow development affecting local nature

conservation or geological interests, planning obligations will be sought
requiring developers to provide adequate compensatory measures for
the sites long term management, to preserve and enhance its wildlife or
geological interest.

98
7.11 PPG9, paragraphs 14-18 refer to the importance of protecting wildlife, habitats and
geological sites outside of statutorily designated sites. Policy EN3 is consistent with
this wider approach. It covers development affecting local designated sites (such as
County Wildlife and Geological Sites described below). However, the policy also
affords protection to undesignated habitats, countryside features which provide
wildlife corridors or stepping stones from one habitat to another, and features of the
landscape which are of major importance for wild fauna and flora.

7.12 The 'compensatory measures' referred to in the final paragraph of the policy are
measures such as provision of habitat of equivalent type and size to that affected,
preferably in the general vicinity. This might for example involve tree planting or
pond creation.

7.13 The County Wildlife Sites (CWS) and County Geological Sites (CGS) in Taunton
Deane are shown on the Proposals Map and Inset Maps. Schedules of the sites will
be made available by the Borough Council, assisting implementation of policy EN3.
Both CWS and CGS designations are identified by Somerset Environmental Records
Centre (SERC). They are not statutorily protected, relying on planning control for
protection from harmful development. Examples of CWS include the River Tone,
while quarries like Otterhead Quarry are typical of CGS.

7.14 There are fewer CGS than CWS in Taunton Deane, but the geology of the Borough
is very rich and varied, with outcropping geological strata dating from the Devonian to
the younger Cretaceous periods. This results in differing ground and surface water
flow regimes and hence differing wildlife ecosystems.

7.15 The schedules of sites will be accompanied by more detail on how CWS and CGS
are identified, and how the effects of development on local nature conservation or
geological interests (whether they concern designated sites or not) will be assessed.

Local Nature Reserves

7.16 Local Nature Reserves (LNRs) can be designated by local authorities in consultation
with English Nature, where they have acquired a legal interest in the land or an
agreement with the landowners or tenants. Benefits include statutory recognition of
the area's wildlife importance, eligibility for byelaws to aid protection, and possible
English Nature funding towards management.

7.17 Ash Priors Common, Wellington Basins and a pond near Swains Lane, Wellington
are designated LNRs (as well as County Wildlife Sites). Ash Priors Common
comprises approximately 21 hectares of flower rich meadows and marshy grassland.
Wellington Basins comprises a pond with associated habitats including grassland,
hedges and tree groups. The pond near Swains Lane contains great crested newts,
palmate newts and toads.

7.18 The Borough Council is currently seeking agreement with the owner of a County
Wildlife Site which was proposed as a Local Nature Reserve in the West Deane
Local Plan. This is at Winsbeer, Wellington, and is comprised of a water/marsh area
between the River Tone and Grand Western Canal.

Wildlife in Buildings to be Converted or Demolished

EN4 Where buildings are utilised by bats and/or owls for breeding and/or
roosting, or by swallows, swifts and/or house martins for breeding,
proposals for conversion or demolition will not be permitted unless:

99
 (A) operations are timed to avoid disturbance during breeding and
hibernation;

(B) during and after conversion bats, owls, swifts and/or swallows
have adequate access to the roof space and house martins to the
eaves, and to any other appropriate roosting or nesting locations
on or in the buildings to be converted;

(C) in the case of owls, nest boxes are provided in the roof
space prior to commencement of conversion; and

(D) in the case of owls and bats, every possible effort is made to
make alternative nesting and roosting sites available in the
vicinity of the site, prior to demolition.

7.19 The 1981 Wildlife and Countryside Act gives statutory protection to many wildlife
species including most wild birds, and all bats. In Taunton Deane, barn owls and
bats are particularly affected by loss of nesting and roosting sites due to barn
conversions and demolition. The tendency of bats to hibernate in winter makes them
especially vulnerable. Policy EN4 addresses this problem and the Borough Council
has published supplementary planning guidance, Rural Building Conversions, with
further advice. The Somerset Wildlife Trust and English Nature also provide
specialist advice on this subject.

7.20 Swallows, swifts and house martins are other species frequently nesting on or in old
buildings, especially traditional agricultural buildings. As more and more of those
buildings are being converted, there is a need to protect the birds' traditional nesting
sites, which policy EN4 achieves.

7.21 Somerset Wildlife Trust and English Nature can advise developers on how best to
meet the policy's criteria. Efforts to satisfy criterion (D) might include making small
openings in and placing owl nest boxes within, any suitable buildings to be retained
in the vicinity. The placing of bat roosting boxes on nearby trees may also be
required.

Protected Species

EN5 Development which would harm protected species will not be permitted
unless:

(A) conditions and/or planning obligations would prevent such harm;

(B) other material factors are sufficient to override the importance of

the species; and

(C) every possible effort is made to minimise ill effects on wildlife.

7.22 Policy EN5 protects protected species from development which would harm them.
For the purposes of the policy, protected species include badgers (which are
specifically protected by the Protection of Badgers Act 1992) and those species
listed in the: 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. The total list of protected species (flora and fauna) is therefore

100
 long. The better known animals include badgers, bats, otters, dormice and great
crested newts.

7.23 In criterion (A) the planning conditions or obligations would require provision of
appropriate measures to prevent harm to protected species. In planning and carrying
out such measures, the advice and expertise of Somerset Wildlife Trust, English
Nature, and other appropriate wildlife organisations must be sought. (There is a
statutory requirement to notify English Nature, if development would have an impact
on protected species.) Such measures include providing an appropriate equivalent
area of replacement habitat as close as practicable to the site, which must be
capable of sustaining the population of the species affected, and which must be
managed and maintained for that purpose. Where it can be carried out without
harming them, individual specimens must be carefully relocated to the new habitat.
Every effort must be made to minimise ill effects to the species and to other wildlife.

Trees

7.24 Trees are important because of their amenity, landscape and wildlife value, providing
shade and timber, and reducing soil erosion. They collect air borne pollution and
absorb carbon dioxide, helping to reduce global warming.

7.25 Since 1900 significant tree loss has occurred, particularly in the Vale of Taunton,
mainly from Dutch Elm disease and modern farming, so tree preservation is now top
priority.

7.26 The Borough Council can protect particularly important trees by imposing Tree
Preservation Orders, where necessary, which provide statutory protection under the
Town and Country Planning Act 1990. Otherwise the Borough Council's powers are
limited to protecting trees by development control. However, landowners are
generally encouraged to protect and positively manage trees, woodlands, orchards
and hedgerows, particularly broadleaved species.

Protection of Trees, Woodlands, Orchards and Hedgerows

EN6 Development which would harm trees, woodlands, orchards, historic

parklands and hedgerows of value to the areas landscape, character or
wildlife will not be permitted unless adequate provision is made for tree
cover to compensate for this loss.

The good management of such tree cover for nature conservation

purposes will be sought.

7.27 The Borough Council will generally protect trees, woodlands, orchards, historic
parklands and hedgerows, particularly broadleaf species and those located in
AONBs, and places open to public view. Hedgerows are a particularly important part
of the pastoral landscape. Their loss is potentially harmful to the rural character of
villages and lanes.

7.28 Only where trees, woodlands, orchards, historic parklands and hedgerows are not
considered to be of significant value, (in landscape, amenity and wildlife terms) will
development likely to harm them be permitted. In those circumstances, developers
will be required to provide adequate tree cover to compensate for their loss. The
management of such tree cover will be sought by planning obligations.

101
Ancient Woodlands

EN7 Development that would harm the character, landscape, historic and
wildlife value of ancient woodlands will not be permitted.

7.29 Ancient woodlands (typically dating from the Middle Ages) generally hold a broad
diversity of species and warrant special protection for their historic interest as well as
their importance to biodiversity, wildlife and the landscape. Many are designated
County Wildlife Sites.

Trees in and around Settlements

EN8 Development that would harm the character, landscape or wildlife value
of important tree groups will not be permitted unless:

(A) planning conditions will prevent harm to their character,

landscape or wildlife value; or

(B) other material factors are sufficient to override the importance of

the tree groups, and every possible effort is made to minimise
damage to their character, landscape or wildlife.

Where it is decided to permit development affecting these tree

groups, planning obligations will be sought requiring developers
to replace the trees with trees of equal quality and coverage.

7.30 The Borough Council has identified important tree groups in and around settlements
which are of landscape value, enhancing the setting and character of villages. These
are shown on village inset maps.

Tree Planting

EN9 The planting and positive management of native broadleaved trees will
be sought where this would benefit wildlife, enhance the landscape or a
public view, provide screening or compensate for loss of trees in the
locality.

7.31 Native broadleaved trees are of particular value to wildlife and the landscape,
(harbouring richer ground flora and canopy communities, and offering more diverse
shapes and colours than conifers). Native broadleaf tree planting is particularly
needed in areas of greatest tree loss, such as the Vale. Lowland woodland planting
is also needed on floodplains and beside streams, since global warming is expected
to cause hotter, dryer summers, causing such species (intolerant of dry conditions) to
decline elsewhere. The value of trees in general is outlined in detail in the Borough
Council's Deane Tree Plan Report, May 1992.

7.32 Grants are available for native broadleaved tree planting from Somerset County
Council and the Forestry Authority.

Areas of Outstanding Natural Beauty

EN10 Priority will be given to preserving and enhancing the natural beauty of
Areas of Outstanding Natural Beauty (AONBs). Development which
would adversely affect the landscape, character and appearance of
AONBs will not be permitted. Within AONBs, major industrial or

102
 commercial developments will not be permitted unless they meet the
following additional criteria:

(A) the development would meet a proven national need; and

(B) the development cannot be located elsewhere.

The protection of views to and from Areas of Outstanding Natural

Beauty will be an important consideration.

7.33 AONBs are landscape designations of national importance. Designation aims to

preserve and enhance the natural beauty and natural features, flora and fauna of
AONBs, under the 1949 National Parks and Access to the Countryside Act.

7.34 The Quantock Hills AONB, designated in 1957, covers 99 square kilometres, a ridge
comprising heath, woodland and farmland. The Quantock Hills AONB Joint Advisory
Committee has prepared a Quantock Management Plan covering the whole AONB to
develop non-statutory projects and initiatives linking issues relating to farming,
wildlife, landscape, planning (e.g. village design statements), rural economy, tourism
and transport. Special management of hilltop commons is covered by the
complementary Quantock Common Management Plan.

7.35 The Blackdown Hills AONB, designated in 1991, covers 370 square kilometres and
has a varied landscape descending south from a prominent escarpment to an open
upland plateau, deeply dissected by valleys, between fringes of rolling ridgeland.
The Blackdown Hills Plan 2004-2009 is a combined management plan and
community strategy for the Blackdown Hills AONB.

7.36 Within AONBs development will be strictly controlled to preserve and enhance their
natural beauty.

Special Landscape Features

EN11 Development which would harm the appearance, character and

contribution to landscape quality of Special Landscape Features (as
shown on the Proposals Map) will not be permitted unless planning
conditions would prevent such harm.

7.37 Policy EN11 affords protection to features of the landscape which make an important
contribution to its character and quality. The designated features are:

Taunton Cotlake Hill, Creechbarrow Hill, Knowle Hill, Norton

Camp Hill, Rag Hill and Stonegallows Hill;
Wellington Foxdown Hill/The Cleve and Linden Hill;
Burrowbridge Burrow Mump;
Bradford-on-Tone River Cliff;
North Curry North Curry Ridge;
Thornfalcon Thorn Hill;
West Buckland Hill around St Marys Church.

7.38 The following criteria have been used in identifying Special Landscape Features
(SLFs), and will be used to identify any new ones in the future:

particularly important in the wider landscape;

103
 particularly important to local landscape or setting of a settlement (this may
be by virtue of an important function, e.g. screening or containing a
settlement);
are outside of an AONB.

7.39 Some SLFs, such as Thorn Hill and Burrow Mump, are visible over a very wide area,
and are therefore important in the wider landscape, notably as landmarks. Others
are of more local importance, being essential to the landscape setting of settlements.
Examples include Cotlake Hill and Creechbarrow Hill, Taunton; North Curry Ridge;
Crown Hill, West Buckland; and Foxdown Hill, Wellington. Some provide a very
important function in screening and containing settlements. Stonegallows Ridge and
Rag Hill have this function with regard to Taunton, and Crown Hill plays such a role
at West Buckland.

7.40 It is not necessary to identify SLFs within AONBs since the latter are already strongly
protected as statutory areas of national landscape importance.

7.41 SLFs should be specifically protected under policy EN11 because reliance on
ordinary countryside policies, such as S7, restricting most development to locations
within the limits of settlements, would not be sufficient. Policy S7 allows for
exceptions, such as the development of agricultural workers dwellings, and policy
EC7 also permits small scale employment development outside settlements. There
are other forms of development which are normally located in the countryside, such
as caravan and camping sites, large agricultural buildings, wind turbines and
telecommunications masts. Therefore policy EN11 is necessary to protect SLFs from
harmful development.

7.42 Protection of SLFs is consistent with the character approach to landscape protection
advocated by PPG7. The PPG states that landscape character is derived from the
interaction of physical and ecological features, including landform and wildlife, so it
logically depends on protection of the most significant examples of such features.
SLFs complement other designations, such as SSSIs, County Wildlife Sites, and
listed buildings in this respect.

7.43 Policy EN11 is also justified because the Somerset Structure Plan Review's policy
on landscape character states that 'particular regard' should be had to distinctive
features of the landscape, of which SLFs are examples.

7.44 Similarly the Governments Rural White Paper, Our Countryside: The Future
(November 2000), advocates that local authorities seek ways to enrich the
countryside as a whole, not just in the protected areas, and maintain its distinctive
local features.

Landscape Character Areas

EN12 Development proposals must be sensitively sited and designed to

respect the distinct character and appearance of Landscape Character
Areas.

7.45 Notwithstanding the importance of designations like AONBs it is considered that all
areas of the Borough have a distinctive landscape character which development
proposals should respect. Landscape Character Areas (LCAs) have therefore been
identified, and shown on the Proposals Map, in accordance with PPG7 The
Countryside, (paragraph 2.14). There are zones of transition between Landscape
Character Areas and the lines indicated are therefore notional boundaries. Their

104
 distinctiveness of landscape reflects factors such as geology, topography, vegetation
and characteristic traditional building styles and materials.

7.46 Twelve of the Boroughs thirteen LCAs were first identified in the Deane Tree Plan
(1992) which constitutes supplementary planning guidance, giving useful details on
the LCAs, particularly their geology, soils, rainfall, main agricultural land values,
topography, river catchments and vegetation. The following descriptions are
summaries from that document, but also indicate building materials characteristic of
each LCA. All this information can help developers select appropriate designs,
materials and plant species to create locally distinctive development schemes.

1. Brendons LCA

Topography/General Description - Exposed grassy hills, with large fields, low beech
hedges and deeply dissected wooded river valleys.

Geology - Predominantly slates, siltstones and sandstones (of the Morte Slate and
Pickwell Down Beds). The remainder comprises the shales of the Doddiscombe
Beds and limestone outcrops.

Vegetation - Includes ash, sessile oak, common oak, hawthorn, blackthorn.

Settlements - Include Ashbrittle, Langley Marsh, Chipstable.

Building Materials - Buildings are mainly shillet (old red sandstone), appearing greyer
to the south (eg Ashbrittle) redder to the north (Wiveliscombe). Natural slate roofs
dominant.

2. Quantocks LCA

Topography/General Description - The highest ground in Taunton Deane, including

steeply sloping hills (notably Wills Neck, 384 metres).

Geology - Siltstones and sandstones.

Vegetation - Open bracken and heather on hill tops, oak/birch scrub on higher
slopes, sessile oak high forest on lower slopes. Some ash. Hedgerows of hawthorn
and blackthorn.

Settlements - Include Kingston St. Mary, West Bagborough, West Monkton.

Building Materials - Predominantly Quantock old red sandstone (shillet). Roofs

mainly of natural slate or thatch; some clay double Roman tiles, several leaded lights;
occasional red brick or Taunton buff brick window arches.

3. High Vale LCA

Topography/General Description - Varies from steeply sloping high land to the north
and west, declining to moderately undulating near the Low Vale LCA. Fields are
bounded by thick hedgerows and standard trees. Numerous middle-sized
woodlands.

Geology Predominantly Devonian Sandstone, Siltstone, Mudstone and Slate but

also with Permo Triassic reddish mudstone and alluvium. They produce a soil when
overlain with the Lower Marls.

105
Vegetation - Predominantly ash and common oak; hedgerows of hazel, hawthorn,
blackthorn, etc.

Settlements - Greenham, Bathealton, Langford Budville, west part of Milverton,

Wiveliscombe, Halse, Fitzhead, Ash Priors, Lydeard St. Lawrence, Combe Florey,
north part of Bishops Lydeard.

Building Materials - Predominantly Bunter sandstone in north and north-west areas.

Also much render and natural slate; ham stone quoins on fine buildings. Use of clay
double Roman tiles increases relative to slate, east of Milverton. Some Taunton buff
brick at Bishops Lydeard.

4. Blackdowns Scarp LCA

Topography/General Description - Densely wooded, steep, north facing scarp slope

with beech dominating the upper slopes and oak the middle and lower slopes.
Contains Wellington Monument.

Geology - Predominantly clay with flints over Upper Greensand.

Vegetation - Typically beech, ash and common oak.

Settlements - Southern parts of Blagdon Hill and Sampford Arundel.

Building Materials - Predominantly chert and render; some Taunton buff brick quoins.
Mainly local slate roofs, or clay double Roman tiles.

5. Blackdowns Plateau LCA

Topography/General Description - Plateau bearing open fields with copses and thick
hedgerows, deeply dissected by wooded river valleys. Distinctive mature beech
avenues along upland roads.

Geology - Greensand containing cherts, underlying clay with flints and cherts.

Vegetation - Oak and ash with beech hedgerows.

Settlements - Churchinford, Bishopswood.

Building Materials - Chert very predominant; some render. Roofs mainly slate with
some double Roman tiles.

6. Limestone Scarp LCA

Topography/General Description - Steep sided very densely wooded scarp slope

rising to join the Blackdowns escarpment. Distinctive alkaline calcareous soils.

Geology - A limestone scarp of Rhaetic beds overlying Lower Lias.

Vegetation - Mainly ash and oak semi-ancient woodland, with rich variety of shrubs.

Settlements - Contains no villages itself. Stoke St Mary, Corfe and Hatch

Beauchamp are closest.

106
Building Materials - Stoke St Mary has much blue and white lias, and clay double
Roman tiles, and some limestone walls. Corfe has much chert with some lias, mainly
slate or small clay tiles, and some Taunton buff brick. There is also much render in
both areas.

7. Fivehead Vale

Topography/General Description - Mainly pastoral undulating landscape, rising

towards Blackdowns; medium-sized fields with thickly wooded hedgerows.

Geology - Almost entirely Lower Lias.

Vegetation - Ash and oak dominant.

Settlements - Include Hatch Beauchamp, West Hatch, Staple Fitzpaine, Bickenhall,

Curland.

Building Materials - Typically lias (Staple Fitzpaine almost entirely), with render, cob
and thatch common. Mainly double Roman tiles or natural slate.

8. Low Vale LCA

Topography/General Description - Gently undulating to flat land, with odd hills and
ridges, (eg. Thorn Hill), and elevated copses. Pockets of mainly broadleaf woodland,
and numerous orchards.

Geology - Predominantly Keuper Marl with some upper sandstone (eg, bunter) on
north and west fringes.

Vegetation - Ash and oak dominant.

Settlements - Include Taunton, Wellington, West Buckland, Durston,and Oake.

Building Materials - Very variable, since LCA is extensive. Influence of Wellington

brick (red) and Taunton brick (buff) is strong. Hence, buff brick walls with red brick
quoins common, (for example, in Ruishton.) Occasional use of chert and lias, brought
from other LCAs.

9. Levels LCA

Topography/General Description - A level, low lying, very open landscape with

pasture, pollarded willows along rhynes, withy beds and coppiced willow and poplar.

Geology Alluvium and gravel.

Vegetation - A high canopy of white willow and crack willow at wetlands and stream
edges.

Settlements - Burrowbridge.

Building Materials - Characterised by handmade red brick, occasionally with Taunton

buff brick quoins, or render. Clay pantiles and narrow tube or pointed double
Roman tiles are typical.

10. River Flood Plain LCA

107
 Topography/General Description - Farmed flood plains, with treed and open river
edges.

Geology - Drift Alluvium, Valley Gravel and rainwash.

Vegetation - Typically includes grey poplar, black poplar, aspen, white, goat and grey
willow, ash, alder, oak, downy birch.

Settlements - Central Taunton, Bathpool and Creech St. Michael.

Building Materials - Typically Taunton buff brick, often with red brick ornamentation
(including gable dormers, arches over doors, stacks), and slate roofs. Also some red
brick, render and clay double Roman tiles.

11. North Curry Ridge LCA

Topography/General Description - A moderately steep-sided ridge, prominent above

the Levels, comprising small to medium-sized fields with many thickly wooded
hedgerows.

Geology - Siltstones and silty slates on the highest parts of the ridge, surrounded by
Keuper Marl.

Vegetation - Ash and Oak dominant tree species, Elm dominant hedgerow species.

Settlements - North Curry and Stoke St Gregory.

Building Materials - Much render in North Curry, generally much red brick and lias.
Mainly clay double Roman tiles and slate, some red clay pantiles, rippled clay tiles
and thatch.

12. Urban Fringes LCA

Includes areas close to and adjoining urban settlements which are directly affected
by activities generated within them, not defined on Proposals Map.

13. Urban Area LCA

Urban environment of Taunton and Wellington not defined on Proposals Map. The
characteristics of the Urban Fringes and Urban Area LCAs are broadly similar to
those of the Low Vale LCA.

Green Wedges

EN13 Development which would harm the open character of green wedges
will not be permitted.

7.47 Previous planning policy has protected a number of predominantly open areas, called
green wedges, from development, thus helping to prevent the coalescence of
settlements and preserving their separate identity. Tauntons Vivary and French
Weir Green Wedges extend from the countryside into the town, providing attractive
physical breaks in the built up area.

108
7.48 Under policy EN13, the open character of green wedges will continue to be
protected. Measures to enhance their landscape and wildlife interest will be
supported.

7.49 PPG7, (paragraph 4.16) requires local planning authorities to rigorously consider the
justification for existing local countryside designations, including green wedges.

7.50 The Borough Council considers it imperative to give green wedges specific policy
protection, rather than to rely solely on countryside policies. Otherwise there is a risk
that over time, appeal decisions favouring small, individually insignificant
development proposals, will gradually reduce these areas, so their integrity is
undermined.

7.51 The identification of green wedges constitutes positive, environment-led planning for
the future, helping to avoid a situation where urban open spaces are dispersed and
unconnected, and thus unable to provide the many functions wedges achieve
(including separation between settlements).

7.52 The protection of large open areas extending into Taunton town centre will also help
ensure that future playing field needs might be met using land in a sustainable
location, rather than on the outskirts. The positive use and management of green
wedges for such use, provided it is predominantly open in character, will generally be
acceptable.

7.53 Green wedges, particularly the Vivary and French Weir Wedges, extending into
Taunton town centre, provide welcome relief from the urban form, and the hustle and
bustle of the town environment, helping to reduce stress. Unlike green wedges,
isolated patches of public open space would not be perceived as extensions of the
countryside, so would be far less effective.

7.54 Green wedges are sustainable, by acting as air conduits, flushing pollutants from the
urban system. They often support trees and other vegetation which trap airborne
pollutants. They provide actual or potential routes for cyclists and walkers, into and
out of town, which are both sustainable and important for recreation.

7.55 Green wedges often provide valuable wildlife corridors, normally being wider than
linear parks, and frequently containing rivers and streams which provide greater
continuity. Also, in providing a buffer between the built environment and these
aquatic habitats, the wedges help to increase the range of species they can support.

7.56 Green wedges may themselves be of some landscape importance, perhaps because
they are attractive areas of countryside, or because their openness permits views to
or from attractive areas of landscape. The view north from Cotlake Hill towards the
Quantocks is an example.

7.57 For all these reasons, it is considered that green wedges are justified and should be
protected.

THE BUILT ENVIRONMENT

Outstanding Heritage Settlements

7.58 From analysis of archaeological and historic evidence, Somerset County Council has
identified Outstanding Heritage Settlements, to be given priority for designation and
review of conservation areas and for protection and enhancement of their character.

109
 In Taunton Deane they include: Bishops Lydeard, Milverton, North Curry, Taunton,
Wellington and Wiveliscombe. Policy 8 of the Somerset Structure Plan Review
refers.

Conservation Areas

EN14 Development within or affecting a conservation area will only be

permitted where it would preserve or enhance the appearance or
character of the conservation area.

7.59 Somerset Structure Plan Review Policy 9 requires that the character or appearance
of conservation areas should be preserved or enhanced. Policy EN14 is consistent
with this requirement.

7.60 Measures for enhancement of conservation areas, including the following, will be
supported:

removal of unsightly and unnecessary street furniture, signs, overhead wires

and supporting structures;

reduction of volume of vehicular traffic and on-street parking ; and

reinstatement of derelict or vacant land.

Conservation Area Appraisals

7.61 The special interest of existing and proposed conservation areas will be appraised,
and each appraisal, together with specific proposals to preserve and enhance the
conservation area, will be published. This will be a material consideration in
determining planning applications. Development proposals will be judged for their
effect on the character and appearance of conservation areas as identified in the
appraisal document.

New and Revised Conservation Area Designations

7.62 PPG 15 states that the process of assessment, detailed definition or revision of
conservation area boundaries should involve extensive local consultation and be
pursued outside the local plan process. The Taunton Deane Local Plan Issues and
Options Report was used as a vehicle for public consultation on the proposed
designation of several new conservation areas, and boundary revisions to a number
of existing ones.

7.63 Existing conservation areas, including those designated or altered as a result of

those proposals, are shown on the Proposals Map for information.

Demolition Affecting Conservation Areas

EN15 There is a strong presumption against the demolition of buildings which

make a positive contribution to the character or appearance of a
conservation area.

Proposals involving the demolition of other buildings within or affecting

a conservation area will not be permitted unless acceptable proposals
for any redevelopment or new use for the site have been approved. This
requirement will also apply in the very rare circumstances where

110
 proposals involving demolition of buildings which make a positive
contribution are allowed.

7.64 Policy EN15 applies to proposals involving the demolition of unlisted buildings within
a conservation area (requiring conservation area consent in most cases). There is a
presumption in favour of retaining buildings which make a positive contribution to a
conservation area's character or appearance. Proposals involving demolition of such
buildings will only be permitted in very exceptional circumstances and will require
very strong justification, including:

evidence that the building is redundant and that its owner has made every
possible effort to continue the present use or find a suitable alternative use for
the building;

evidence that the freehold of the building has been offered for sale on the
open market, at a market price, for at least 12 months; and

evidence that the building is structurally unsound.

7.65 In all cases, proposals involving demolition will not be considered unless acceptable
and detailed plans for any redevelopment or new use have been approved. Often
sympathetic redevelopment will be required to avoid gap sites. Where such
proposals are to be permitted, developers will be required to make provision for
salvage of any materials worthy of retention to the satisfaction of the Borough
Council, and re-use them in the development. Traditional building materials are
important to preserve local distinctiveness. It is desirable that developers make
satisfactory provision for recording of all unlisted buildings to be demolished within
conservation areas, prior to the works taking place. Appropriate conditions may be
imposed, when conservation area consent is granted, to this end. Recording of listed
buildings is covered by policy EN19.

Trees in Conservation Areas

7.66 Trees contribute to the character and appearance of conservation areas. There is a
statutory requirement for anyone proposing to fell, top or lop a tree in a conservation
area to give six weeks notice to the Borough Council, which may then protect it by a
Tree Preservation Order.

Listed Buildings

EN16 Development proposals which would harm a listed building, its setting
or any features of special or historic interest which it possesses, will
not be permitted.

7.67 Listed buildings are those of 'special architectural or historic interest' given special
statutory protection. Listed building consent is required for proposals to alter their
interior and to extend or demolish them. Development proposals must preserve
listed buildings, their setting and any features of special or historic interest which they
possess. This requirement is consistent with the Borough Council's statutory duty for
listed buildings, referred to in PPG15, paragraph 3.3.

7.68 The Secretary of State compiles and maintains the statutory list of listed buildings but
the Borough Council will request that buildings be added where they are considered
worthy and are threatened with harmful alteration or demolition. It may also serve a

111
 building preservation notice in urgent cases, protecting such buildings temporarily,
pending a formal listing decision.

7.69 All proposals affecting listed buildings or their settings should be full and detailed to
permit satisfactory assessment.

EN17 The change of use, alteration, conversion or extension of a listed

building will not be permitted unless:

(A) the internal and external fabric of the building including its
architectural and historic features would be preserved, leaving
them in situ where possible;

(B) the building's internal space would be retained where this is

important to its character or historic integrity;

(C) no sub-division of a garden or other open space would

occur, where this would harm the building's character, setting
and historic integrity;

(D) the design, materials and building methods used are sympathetic
to the age, character and appearance of the building. Natural
materials reflecting those in the original building should be used,
where possible;

(E) any extension is sufficiently limited in scale so as not to

dominate the original building or adversely affect its appearance.

7.70 Proposals to alter or extend listed buildings which would harm their appearance,
character, architectural or historic integrity will not be permitted. The form, style,
height, massing and alignment of the proposal must complement the building.
Materials and finishes should match the existing building, natural materials and
traditional methods will normally be required.

Demolition of Listed Buildings

EN18 Development involving the demolition of a listed building will not be

permitted.

Where, in exceptional circumstances, it is decided to allow such

development, permission will only be granted where full proposals for
alternative use of the site or redevelopment, showing the layout,
elevations and landscaping, have been submitted and approved. Where
redevelopment is proposed, consent for demolition will not be granted
until the contract for redevelopment has been let.

7.71 There is a presumption in favour of retaining listed buildings. Development involving

the demolition of listed buildings should be avoided, wherever possible, and for
Grade 1 or Grade 2* buildings it should be wholly exceptional, in line with PPG15,
paragraph 3.17. Every effort should be made to sympathetically incorporate them
within new development.

7.72 Only in exceptional circumstances will proposals involving demolition of a listed

building be allowed, requiring the strongest justification. The Borough Council will
expect to see the following:

112
 clear and convincing evidence that all reasonable efforts have been made to
continue the present use of the building or find viable new uses, and failed;

evidence that the freehold of the building has been offered for sale on the
open market at a reasonable market price;

evidence that preservation by charity or community ownership is not possible

or suitable; and

evidence that proposals for the alternative use of the site or redevelopment
would have substantial environmental and community benefits to outweigh
the case for preservation of the building (such proposals would be expected
to be in full, showing layout, elevations and landscaping).

7.73 In assessing such justification, the Borough Council will consider the building's
intrinsic and relative importance, (which is increased if it is integral to the street
scene), its condition and the cost of repairing and maintaining it.

7.74 Where, exceptionally, it is decided to allow development involving demolition of a

listed building, consent for demolition will not be granted until the contract for
redevelopment has been let. This is to prevent buildings being left part demolished
and unsightly, for long periods.

Recording of Listed Buildings Affected by Development and Salvage of Important Building

Materials

EN19 Where development involving the demolition of part or all of a listed

building is to be allowed, developers will be required to make
satisfactory provision for the recording of features and historic or
architectural data, prior to the demolition taking place. Developers
should provide for the satisfactory salvaging of materials considered
worthy of retention, and re-use them in the new development.

7.75 Where, exceptionally, listed buildings are to be demolished, developers will be

required to make satisfactory provision for recording features that would be
destroyed, prior to the works taking place. They must also salvage any worthy
building materials, particularly those of traditional or local importance such as natural
stone or handmade brick, for re-use in the site's redevelopment.

Parks and Gardens of Special Historic Interest

EN20 The Borough Council will not permit development which would
adversely affect the appearance, setting, character and historic interest
of parks and gardens of special historic interest.

7.76 The grounds to Nynehead Court, Cothelstone Manor, Hatch Court, Poundisford Park,
Wellington Park and Hestercombe House, are examples of nationally important
gardens identified on the register of parks and gardens of special historic interest,
compiled by English Heritage. Hestercombe House is Grade 1, the highest grade,
and all will be protected from harmful development under policy EN20.

113
Archaeology

7.77 Taunton Deane has a wealth of archaeological interest and since all remains are
finite and irreplaceable, their protection and management will be sought in line with
PPG16: Archaeology and Planning.

7.78 The Borough contains a great many identified archaeological sites which are listed
on the Sites and Monuments Record (SMR) compiled by Somerset County Council.
They include over 30 sites of nationally important archaeological remains (all of them
scheduled monuments) listed in Appendix 2 and around 500 sites of county
importance which are listed in Appendix 3.

Nationally Important Archaeological Remains

EN21 Development which would involve significant alteration of, or cause

damage to, nationally important archaeological remains, (whether
scheduled or not) or which would have a significant impact on the
setting of visible remains of that nature, will not be permitted.

7.79 In line with PPG16, paragraph 27, policy EN21 seeks to protect nationally important
archaeological remains and their settings from harmful development. There is a
presumption in favour of preserving such remains in situ, since this ensures that the
site's historical integrity is preserved and future examination of remains should reveal
more information than today's techniques permit. Failure to physically preserve
remains in situ would constitute 'damage' to them, in terms of the policy.

7.80 Policy EN21 applies both to known scheduled monuments (listed in appendix 2 and
shown on the Proposals and Inset Maps), and any nationally important remains
which are discovered in future.

Development Affecting Sites of County Archaeological Importance

EN22 Development affecting sites of county archaeological importance will

not be permitted unless their archaeological and historic interest,
character and setting would be preserved. Developers should preserve
archaeological remains in situ and proposals which do not provide for
this will not be permitted unless:

(A) the development would make preservation in situ physically

impossible and the remains are not of sufficient importance to
outweigh the need for the development; and

(B) developers would make adequate provision for excavation and

recording of remains affected.

7.81 Preservation of remains in situ is also preferred for sites of county archaeological
importance, and particularly for visible remains, the setting of which should also be
preserved. Excavation of remains is undesirable since it destroys all evidence bar
removable artefacts and will only be permitted where the criteria in policy EN22 are
met. The County Archaeologist must be in agreement. Excavation should occur
before development is begun, with remains being satisfactorily recorded and, where
possible, removed to a place of safe keeping.

114
7.82 Policy EN22 applies both to known sites of county archaeological importance (listed
in appendix 3 and shown on the Proposals and Inset Maps), and any which are
discovered in future.

Areas of High Archaeological Potential

EN23 Where a proposal affects a site of archaeological interest or Area of

High Archaeological Potential, or it is suspected the development could
affect archaeological remains, developers must provide for satisfactory
evaluation of the archaeological value of the site, and the likely effects
on it, before planning applications are determined.

Where evaluation is considered to justify designation of an

archaeological site of national or county importance, policies EN21 or
EN22 will apply, otherwise, if it is decided that development is to be
allowed, developers must provide for an adequate watching brief.

7.83 In addition to known archaeological sites on the SMR, there is a wealth of unknown
archaeological remains at potential risk from development. It is suspected that many
such remains are contained within the historic cores of settlements, many of which
have been designated as Areas of High Archaeological Potential (AHAPs), and
shown on the Proposals and Inset Maps.

7.84 Policy EN23 seeks to ensure that developers provide for satisfactory archaeological
investigation before applications are determined, indicating the likely effects. Where
this leads to formal designation of the site as one of national or county archaeological
importance, policies EN21 or 22 will apply. Otherwise, if archaeological remains are
found but do not justify designation, developers must provide for a watching brief to
be carried out by a nominated archaeologist (to record any finds during
development).

Somerset County Councils Archaeological Strategies for Historic Settlements

7.85 Somerset County Council is to produce archaeological strategies for five historic
settlements in Taunton Deane: Milverton, Newport, Taunton, Wellington and
Wiveliscombe. The strategies will identify zones containing archaeological remains
of varying importance, warranting different measures for protection/management
when affected by development. The strategies will assist in the determination of
planning applications.

Urban Open Space

EN24 Development which would affect areas of Urban Open Space (UOS) will
not be permitted unless:

(A) the UOS, taking account of all of its potential functions, is

surplus to needs; or

(B) the development is compatible with the functions of the UOS,

would not impair its ability to provide those functions, and of
appropriate scale, siting and design to minimise impact on the
UOS.

7.86 PPG17 (July 2002) indicates the importance of open space in performing multiple
functions, such as providing areas for informal recreation, provision of visually

115
 attractive amenity areas close to peoples homes, a means of breaking up/greening
urban areas, and wildlife habitats. Such functions are particularly valuable within
settlements where open space may be limited. The PPG states that areas of open
space that are of high quality, or of particular value to a local community, should be
protected through appropriate local plan policies.

7.87 Therefore the Borough Council will protect such areas of open space, identified as
UOS on the Inset Maps, under policy EN24. Only areas within settlements have
been selected (hence the term urban) because locations outside settlements are
already protected from many forms of development under policy S7. However, some
of the areas of UOS are also protected under policy C3, (which protects allotments,
public, private and school/college playing fields, sports grounds, areas for informal
public recreation and childrens play areas.) This reflects the wide range of functions
which areas of open space can perform. (Playing fields for example, are not only
recreational but can also provide breathing space and relief from the urban form.)

7.88 The Borough Council will carefully assess development proposals within or adjoining
areas of UOS against policy EN24. To meet criterion (A), developers must be able to
demonstrate, through a detailed assessment, that the open space is surplus to
requirements, taking into account all the functions that open space can perform, and
that its development is widely supported by the local community. Such
circumstances are not likely to be common.

7.89 Regarding (B), provision of small-scale structures which would support the functions
of the open space (such as toilets on the edge of a large area for informal recreation)
may be acceptable, providing that they are sited to minimise the impact on the UOS.
However, there may be circumstances where even small-scale development will be
inappropriate, perhaps where the UOS is important to the character or setting of a
building or settlement, and development would impair that function.

7.90 In line with PPG17, when resources permit, the Borough Council will rigorously
review all areas of open space within settlements (including existing UOS) against
selection criteria, to assess their eligibility for protection under policy EN24.

THE WATER ENVIRONMENT

EN25 Development which would harm the landscape, character, wildlife and
recreational potential of the water environment will not be permitted.
Development proposals near rivers, canals, still waters and
watercourses must respect, enhance and maximise the benefits of a
waterside location.

7.91 The water environment includes watercourses, lakes, ponds and wetlands and the
surrounding land which is physically and visually linked to these features. The water
environment will be protected from development which would reduce its value to the
landscape, wildlife, recreation and water resources.

7.92 For example, development proposals must respect features such as wetlands, water
meadows, leats, and mills. There is a presumption against culverting. Streams
should be retained within areas of landscaping or open space, providing wide
margins or bunds, thus enhancing their functions as wildlife corridors.

7.93 Any existing public access to the waterside via open space, footpaths and cycleways
must be retained. Provision of sensitively developed footpath and cycleway networks

116
 along stream corridors will be encouraged, providing that no conflict with wildlife
results.

7.94 The use of best management practices in surface water disposal, including provision
of soakage lagoons, swales, and reedbeds, will be supported, since, together with
ponds, they add to and enhance the water environment, benefiting wildlife and
recreation. Where bridge supports could present barriers to wildlife corridors
alongside water-courses they should be designed to incorporate ledges or tunnels,
negotiable by badgers and other mammals.

Water Resources

EN26 Development proposals posing increased risk to the quality, quantity

and availability of water in the water environment, including surface and
underground water sources or courses, will not be permitted, unless
developers provide for satisfactory prevention and/or remedial
measures.

7.95 RPG 10 requires consideration of the availability and quality of water in development
plans and planning decisions while PPG12 stresses the need to protect groundwater.

7.96 Groundwater is an essential water resource, providing a fifth of the drinking water in
Taunton Deane and sustaining rivers, wetland wildlife habitats and agriculture. Its
abstraction is statutorily controlled by the Environment Agency licensing system.

7.97 However, groundwater is easily and irrevocably contaminated by pollution,

particularly by direct discharge or gradual diffusion of contaminated surface run off.
Inappropriate development may cut off access to an aquifer or other groundwater
supply, affecting the availability of water in watercourses, so harming flora and fauna.

7.98 Therefore, development which would increase risk to the quantity and quality of
groundwater and other water resources (for example water storage areas and
surface watercourses) will not be permitted, unless satisfactory pollution prevention
and/or remedial measures are incorporated, thereby reducing the risk.

7.99 Developers should investigate the probable extent of pollution and effect on water
availability arising from their proposals, and submit plans detailing any necessary
pollution prevention and/or remedial measures, before applications are decided.
Planning obligations may be sought to monitor any groundwater contamination,
during and after development, (particularly for proposals affecting contaminated
land).

Water Source Protection Areas and Public Water Supply Source Protection Zones

EN27 Development which would adversely affect the quality, quantity and
availability of water resources in water source protection areas will not
be permitted.

7.100 The Environment Agency has identified water source protection areas, containing
most of the groundwater public supply sources within the Local Plan area. Within
these, strict control of development will be exercised to ensure that it does not harm
the groundwater quality within the aquifers feeding the public water supply. The
Environment Agency has produced a document entitled 'Policy and Practice for the
Protection of Groundwater' advising on avoiding pollution risk from development in
these areas. The areas are marked on the Proposals Map and Inset Maps. The

117
 actual groundwater public supply sources (springs and boreholes) are listed, with grid
references, below.

No. Name and Location National Grid

Reference (ST)
1 West Leigh Springs - near Combe Florey 119 306
2 Chipstable borehole - west of Taunton 044 273
3 Wiveliscombe borehole 082 278
4 Waterrow Spring - Bathealton 058 257
5 Payton Springs - west of Wellington 109 207
6 Westford Springs - Westford 120 201
7 Pitt Farm borehole - south west of Wellington 122 198
8 Forches Corner Adit - near Blagdon Hill 183 171
9 Stapley Springs - Churchstanton 191 139

Development and Flood Risk

EN28 Land with little or no risk of flooding will be the priority location for
development. Where material planning considerations dictate that
development cannot be located on land with little or no risk of flooding,
the preference for site selection will be as follows:

(A) i) land with low to medium risk of flooding; followed by

ii) land with a high risk of flooding; in the following order of

preference:

iii) developed areas; followed by

iv) undeveloped and sparsely developed areas; followed by

v) functional flood plains.

Where development is permitted on land subject to flooding, the

Borough Council will require the development to be protected to the
following standard:

(B) i) within Taunton and its associated settlements, 1 in

200 year; or

ii) elsewhere, 1 in 100 year.

Where, exceptionally, permission is granted for development within an

undeveloped or sparsely developed area of high risk, the threat of
flooding should be managed to ensure that the development is and
remains safe throughout its lifetime and does not increase flood risk
elsewhere.

7.101 The publication of PPG25 in 2001 introduced a step change in the consideration of
flood risk as part of the town planning process, and seeks to secure a reduction in

118
 flood risk to both existing and proposed property and infrastructure. There are
various ways in which this can be achieved.

Risk-Based Sequential Approach

7.102 Policy EN28 reflects the provisions of PPG25, in that it establishes a sequential test
to the selection of sites for development. Principally, the test directs development
away from areas subject to a high risk of flooding, towards land with little or no risk of
flooding.

7.103 The standard of risk is determined as follows:

Risk Of Flooding River Tidal

(Annual Probability)
Little or no risk Less than 1 in 1000 year Less than 1 in 1000 year
Low to medium risk Between 1 in 1000 and Between 1 in 1000 and
1 in 100 year 1 in 500 year
High risk Greater than 1 in 100 year Greater than 1 in 500 year

7.104 The Environment Agency, the Borough Councils advisors on matters pertaining to
flood risk, determines the standard of flood risk for each particular site.

7.105 Very exceptionally, development may be permitted on land subject to some

probability of flood risk (ranging from low to high). For example, the consideration of
other material planning factors, such as the quality of agricultural land or landscape
and wildlife designations, may direct development into areas of flood risk. Similarly,
some developments (such as sewage treatment works) have particular locational
requirements. However, the main incursion into areas of flood risk is likely to occur
within the urban areas. Settlements were traditionally built adjoining watercourses.
Furthermore, many industrial sites were located next to watercourses due to their
demands upon water. Many of the older industrial sites are now in need of
redevelopment. The Government has set out its intentions to deliver an urban
renaissance, with the town planning process functioning as a key mechanism for
delivery. This is reflected within PPG1: General Policies and Principles and PPG3:
Housing, which both set out a priority for the development of brownfield land. PPG25
reflects this guidance. Paragraph 36 notes PPG3 requires priority to be given to re-
using previously developed land within urban areas, bringing empty homes back into
use and converting existing buildings in preference to the development of greenfield
sites. Nothing in PPG25 should be taken as departing from this guidance.

7.106 In line with PPG25, the Borough Council will not permit development in undeveloped
high-risk areas that are not currently protected to an appropriate standard unless that
location is essential for the particular development or there are no alternative
locations in lower risk areas.

Precautionary Principle

7.107 Where, exceptionally, development is to be considered on land subject to flood risk,

the Borough Council will require the implementation of the precautionary principle as
set out in PPG25. Effectively, this will require applicants to demonstrate the
following:

119
 that a proposed scheme of flood protection of the required standard is both
technically feasible and deliverable; and
that a proposed scheme of flood protection will not adversely affect third
parties by reason of increased flood risk.

7.108 Development will be refused where the above requirements are not satisfied. The
Borough Council will liaise closely with the Environment Agency on all proposed
schemes of flood protection.

Off-site Schemes of Flood Protection

7.109 Occasionally, the only effective means of militating against flood risk will be the
delivery of an off-site solution. This could involve the creation of a temporary flood
storage area, as developed at Glasses Mead (Galmington) and Westford (near
Wellington). Both are designed to protect development downstream of the proposed
works. A similar facility is being promoted for Norton Fitzwarren. This approach is in
full accordance with the provisions of PPG25, which promotes catchment-wide
solutions militating flood risk. The development of temporary storage areas can
significantly reduce the volume of water entering main watercourses, such as the
River Tone, thereby reducing flood risk to the proposed development and, potentially,
a much wider area.

Standards of Protection

7.110 PPG25 requires that new development be protected to a minimum of 1 in 100 year
standard. However, within Taunton and its associated settlements, the Borough
Council will require that standard to be raised to 1 in 200 year. Recent flood
protection works to the River Tone within the town centre were designed to protect
the surrounding land to a 1 in 200 year standard. Accordingly, it is considered that all
development within the Taunton area should complement that standard of protection,
so as to avoid flood risk, particularly within the town centre.

Flood Risk Assessment

7.111 All proposals for development within floodplains, or that may impact upon floodplains
(refer to policy EN29 and paragraphs 7.114 - 7.116) must be accompanied by a
Flood Risk Assessment (FRA) defining the risk and identifying mitigation measures
that can be both achieved and implemented. All submitted FRA will be sent to the
Environment Agency for comment. It is therefore advisable to seek the advice of the
Environment Agency before the preparation of any FRA. (The Proposals Map shows
the indicative 1 in 100 year floodplain, based on information from the Environment
Agency.)

Flooding due to Development

EN29 Development which would result in a greater risk of flooding due to

increased surface water run-off will not be permitted.

Appropriate mitigation measures will be required to prevent run-off from

increasing, using sustainable drainage systems wherever practicable.

7.112 All development, whether it is within an area at risk of flooding or not, has the
potential to create or exacerbate flooding problems through the generation of
increased run-off. Although in some cases the redevelopment of existing urbanised
land may result in a reduction in run-off, more commonly development will result in

120
 vegetated areas where percolation can occur being replaced by impermeable hard
surfaces such as roofs, roads and other paved areas.

7.113 In accordance with the Governments stated aim, in PPG25, that the planning system
should seek wherever possible to ensure that flood risk is reduced and certainly not
increased, it is imperative that the run-off implications of development proposals are
assessed, and appropriate mitigation measures, to prevent any increase, are
incorporated.

7.114 Within the catchment of the River Tone, which encompasses the majority of the
Borough, the regulation of surface water run-off is essential in view of the existing
extent of flooding problems.

Sustainable Drainage Systems

7.115 Traditionally, surface water drainage systems sought to remove water from sites as
quickly as possible through underground pipes. Whilst protecting the sites involved
from flooding, such systems could create problems elsewhere through the increased
rate of run-off.

7.116 Sustainable drainage systems take a different approach, using techniques to control
run-off as close to its source as possible, and before it enters a watercourse. These
tend to mimic natural drainage processes. There is a wide range of options,
including dry or wet storage areas, soakaways, and infiltration areas. They have a
number of advantages, including management of the environmental impact of
development close to its source, possible opportunities for wildlife habitat creation,
and the recharge of groundwater. The use of such systems will be encouraged
wherever practicable.

7.117 In all cases developers are advised to consult the Environment Agency at an early
stage to resolve flood risk and surface water disposal issues.

7.118 Where permission is granted, planning obligations will be sought, requiring

developers to finance the long-term monitoring and maintenance of any infrastructure
involved.

ENVIRONMENTAL PROTECTION

Hazardous Substances

EN30 Proposals for the use, storage or manufacture of hazardous substances

will not be permitted unless adequate safety precautions are
undertaken.

7.119 Hazardous substances include potentially dangerous materials which are typically
toxic, flammable, explosive or otherwise harmful. Under the Planning (Hazardous
Substances) Act 1990 and Planning (Hazardous Substances) Regulations 1992,
local authorities are empowered to grant hazardous substances consent for the
presence of a hazardous substance in an amount at or above its controlled quantity.
The requirement for this consent is additional to the requirement for planning
consent. Policy EN30 will be a material consideration in determining applications for
both types of consent.

7.120 In accordance with Circular 04/2000, local authorities will consult the Health and
Safety Executive (HSE) about proposals involving the presence of hazardous

121
 substances above specified controlled quantities. There are separate requirements
relating to pipelines that carry hazardous substances. Where proposals for such
installations require planning or hazardous substances consent, policy EN30 will
apply. In implementing the policy, the Borough Council will aim to keep these
installations separate from housing and other land uses which may be incompatible
with regard to safety.

EN31 Proposals for development near sites where hazardous substances are
used, stored, manufactured or moved in fixed pipelines will only be
permitted where an adequate safe intervening buffer distance can be
achieved, unless it can be demonstrated that alternative safety
precautions would suffice.

7.121 Policy EN31 seeks to prevent development from occurring too near to sites
containing hazardous substances. The area covered by this Plan already contains a
number of installations with hazardous substances in controlled quantities, and it is
considered prudent to control the kinds of development permitted near these.
Consultation distances for each of these have been defined by the HSE. Where
development is proposed within these consultation areas, the Borough Council will
consult the HSE on the risks involved. Existing installations, including pipelines, are
shown on the Proposals Map and Inset Maps.

Contaminated Land

EN32 Development of contaminated land will not be permitted where harm to

wildlife or the public would result. Any necessary remedial measures
must be undertaken before any harmful effects can occur and the
proposed development comes into use.

7.122 Planning Policy Statement 23: Planning and Pollution Control (paragraph 18), sets
out the Governments objectives for contaminated land, one of which is to seek to
bring it back into beneficial use. This will often coincide with the objective of re-using
previously developed land.

7.123 Contaminated land is statutorily defined as land likely to cause significant harm to
organisms or ecosystems, or pollute rivers, watercourses, lakes and groundwater,
because of substances in, on or under it (1995 Environment Act). Domestic and
industrial landfill sites and old gas works are typical examples.

7.124 Development of contaminated land is potentially hazardous, since disturbance may

release pollutants into the air, water and onto neighbouring land, including dangerous
gases like methane.

7.125 Where it is suspected that land is contaminated, developers will be required to

investigate the likely hazards, assess the risk they present and identify any remedial
measures needed to overcome them. In some cases this may be necessary before
applications are determined, but more often it will be appropriate to use planning
conditions to secure these measures. Where permission is granted, necessary
remedial measures must be implemented before harmful effects can occur.

Building Waste

EN33 Development proposals will not be permitted unless developers make

maximum possible use within the development site of building waste
and spare soil generated by the site preparation.

122
7.126 Most building waste is tipped, a wasteful and potentially harmful operation. Tipping is
the single most damaging operation to County Wildlife Sites, and liable to
contaminate water sources, the materials rarely being truly inert. Tipping can be
expensive due to the Landfill Tax.

7.127 The re-use of building waste is favoured, instead of tipping, helping to conserve non-
renewable primary aggregates (as occurs in the Mendips).

7.128 Developers are expected to re-use any waste building material and soil resulting from
site preparation/excavation in the design and construction of new buildings and
landscaping. Only after such efforts have been exhausted should any surplus
material be removed for re-use or recycling off site.

7.129 Similarly developers should make maximum use of crushed and recycled rubble for
roads and other developments where use of such low grade hardcores/aggregate
would not harm their appearance or the landscape.

Control of External Lighting

EN34 New lighting will be permitted, provided that impact on the night sky,
road safety and residential amenity is minimised, through the use of
appropriate location, orientation, timing, shading and power to avoid
any illumination of off-site areas. The design of lighting columns and
other fittings should respect the character of the area.

7.130 The impact of lighting can be felt throughout towns and increasingly in the rural
areas. One issue of concern is the way in which new lights unnecessarily cause
light pollution of the night sky. Similarly, excessive glare can lead to problems
relating to road safety and residential amenity. These issues can be resolved by
care in the installation of new lighting.

7.131 The poles and other fixtures can also have a detrimental effect on the character of
areas. The increasing use of standard massive lighting columns in rural road
improvement schemes is of particular concern. Accordingly, the use of fixtures of
appropriate scale, colour and design in relation to their surroundings will be sought.

123
CHAPTER 8 TAUNTON AND ASSOCIATED SETTLEMENTS
INTRODUCTION AND STRATEGY

8.1 Taunton is the largest town in Somerset, with a population of some 62,000 and
approximately 39,000 jobs located within it. It is classified by the Somerset
Structure Plan as a town with a sub-regional role, suitable for locating significant
levels of development. The Structure Plan also recognises its history and
character by defining it as an Outstanding Heritage Settlement.

8.2 The urban form of Taunton can be described as a clover leaf shape, with three
sectors joined at the central area. These are separated by three major green
wedges, which contribute significantly to its special character. Two of these green
wedges, the French Weir and Vivary Wedges, extend right into the heart of the
town. The extent of the urban area has been defined by a settlement limit, outside
which countryside policies apply.

8.3 This urban area of Taunton has expanded over time beyond the original Borough
boundaries. The urban area now extends to and incorporates a number of
parishes. While many of these pre-existing settlements retain their individuality and
village identity, they can no longer be regarded as villages in a planning sense.
Their proximity to Taunton (often, indeed, being part of the continuous built up
area) means that the limitation to small-scale development conferred by such
designation is not appropriate.

T1 The extent of Taunton is defined on the Proposals Map to include the

associated settlements of Bathpool, Bishops Hull, Monkton Heathfield,
Norton Fitzwarren, Staplegrove, Staplehay and Trull.

8.4 Where a settlement has a village character or tradition, but is part of the urban
fabric, the term associated settlement has previously been coined. The term is
taken to apply to Bathpool, Bishops Hull, Monkton Heathfield, Norton Fitzwarren,
Staplegrove, Staplehay and Trull.

8.5 Bathpool is a small settlement within West Monkton parish, just outside the limits of
Taunton, but too closely related to be considered a village in planning terms. It
has had new housing estates developed in the last decade. There is scope for
some limited further development.

8.6 Bishops Hull is a small settlement which is now part of the continuous built-up area.
The parish includes the original village, which is a conservation area, and extensive
suburban housing to the east which adjoins Taunton.

8.7 Monkton Heathfield is a large settlement within West Monkton parish which is close
to, but not adjoining Taunton. A small gap remains, protected by Green Wedge
policies. It has a modern character and is located on a good bus route into
Taunton. It is the focus for a major development set out in policies T8-T12.

8.8 Norton Fitzwarren is a large settlement which has grown up and around a major
manufacturing operation (Matthew Clark, previously Taunton Cider) and the nearby
Royal Marines camp. It is contiguous with Taunton, and is the location for a major
development involving the redevelopment of a large, old industrial estate. Policies
T4-T7 refer.

124
8.9 Staplegrove is a small settlement, which adjoins the built-up area at one point.
Staplegrove itself retains its rural character, and there is a conservation area within
the heart of the village.

8.10 Staplehay is a small settlement which forms the southernmost limit of the urban
area.

8.11 Trull is now part of the continuous built-up area, although its separate physical
identity is partially retained by the Trull Ridge UOS (Urban Open Space) and the
Vivary Green Wedge. Its core retains a historic character.

8.12 The size and economic activity of Taunton, and the Structure Plan strategy, require
that a significant proportion of Taunton Deanes development is allocated to the
town. This approach is incorporated in the Local Plan strategy, point 1 of which is:

To locate the majority of development in or adjacent to Taunton.

8.13 Other elements of the strategy particularly relevant to Taunton are (points 5-10):

To maximise the amount of development on under-used sites within the larger

towns.

To provide for most greenfield residential development on large sites which

incorporate community facilities and access to public transport corridors.

To locate developments which are major generators of travel demand such as

retail, leisure and offices, at Taunton and Wellington town centres or at public
transport nodes.

To locate major generators of freight traffic with convenient access to the rail
and major road network.

To locate development away from important open spaces and green wedges
within settlements.

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.

8.14 However, Taunton is constrained in a number of ways and this has had a
significant influence on the choice of development sites.

8.15 Areas liable to flood have generally been avoided, and this affects the areas west
and east of the town which are subject to flooding from the River Tone. Part of the
proposed major development site at Norton Fitzwarren, which comprises
previously-developed land, is subject to flooding. However, in this case
development will need to make provision for significant flood protection works as
part of the infrastructure provision.

8.16 Grades 1, 2 and 3a agricultural land are classified as the best and most versatile,
and protected from development by national policy. However, much of the
agricultural land around Taunton is of that quality, and much of the remaining land
is affected by other constraints. MAFF has therefore accepted the need to
consider the best and most versatile land for development where such constraints
are significant.

125
8.17 Accordingly some Local Plan allocations involve the loss of grade 3a land, while
some areas of lower grade land have been excluded. However, allocations have
generally avoided significant loss of grades 1 and 2 land.

8.18 The Green Wedges are a longstanding feature of Taunton planning policy. They
have been recognised since at least the 1970s and were enshrined in statutory
policy in 1986. They contribute to the special character of Taunton, acting as
buffers which retain the separate identity of settlements and bring the countryside
close to the heart of the town. Of particular importance are the French Weir and
Vivary Green Wedges which extend furthest into the built-up area. Also significant
is the Canal and River Corridor Green Wedge which extends into the town centre
from the east. Positive measures of enhancement are proposed for this area in
connection with redevelopment proposals at Firepool (policy T3).

8.19 Special Landscape Features include prominent hills and ridges in and around the
town. Their setting is important to the character of the town and the nearby
countryside.

8.20 The Motorway continues to act as a strong physical and psychological barrier to the
eastwards and southwards development of Taunton. Development which would be
physically severed from Taunton by the M5 is not favoured.

8.21 The policies and proposals have been developed to reflect these considerations, to
implement the strategy, while avoiding the most constrained areas.

8.22 Housing has been concentrated on two large sites, at Norton Fitzwarren (770
dwellings) and Monkton Heathfield (1,000 dwellings), with a mix of uses and
building on the good bus links to Taunton town centre. A number of smaller
brownfield sites are allocated, including elements within the Firepool and Tangier
mixed-use sites. A number of smaller greenfield sites are also allocated.

8.23 Industry (including offices, business, industrial and warehousing) is allocated on a

variety of sites to provide choice and promote sustainable development. Large,
road-related sites are allocated for industrial and warehousing development at
Henlade and Monkton Heathfield. Small-scale sites suitable for a range of uses
are included in the major development sites at Norton Fitzwarren and Monkton
Heathfield and elsewhere within the urban area. In addition, commitments exist for
additional B1 uses adjoining Junction 25 of M5 (Blackbrook Phase 2). These
permissions will be protected by general employment policy EC9.

8.24 Leisure is proposed in a number of locations accessible from nearby residential

areas, at Blackbrook, Ladymead School and Priorswood Landfill Site. Other
opportunities are proposed as part of the Major Development sites at Tangier and
Firepool, within the town centre.

8.25 Retail - Town centre and edge-of-town-centre locations are areas in which retail
development will be concentrated, and in particular, allocations have been
identified at The Crescent and Whirligig Lane, Tangier and Firepool.

8.26 Mixed Use - Most development is suitable for inclusion as part of allocated major
mixed-use developments. Two of these sites are within and adjoining the town
centre at Tangier and Firepool. These sites are highly accessible to a variety of
modes of travel, reducing reliance upon the private car. The types of uses included
here include retail, industry, offices, leisure and housing.

126
MAJOR DEVELOPMENT SITES

8.27 The guiding principle of Government planning policy and the aim of the Local Plan
is a recognised need to facilitate a sustainable pattern of development. In this
respect, PPG1 highlights that securing urban regeneration and the redevelopment
of previously under-used land can contribute significantly towards this aim. This is
of particular relevance to Taunton. Indeed, the Government is committed to:

concentrating development for uses which generate a large number of trips in

places well-served by public transport, especially town centres, rather than in
out-of-centre locations; and
preferring the development of land within urban areas, particularly on
previously-developed sites, provided that this creates or maintains a good
living environment, before considering the development of greenfield sites
(PPG1 - paragraph 7).

8.28 Government advice and the aim of the local plan has been translated into a number
of strategy statements (see Chapter 2). These statements serve the key function
of guiding the choice of Local Plan allocations, having full regard to the need to
create a sustainable pattern of development. Adherence to this strategy has
resulted in the allocation of four major development sites within and adjoining
Taunton. Taken collectively, these sites will provide scope for the development of
approximately 2100 dwellings within the Plan period. Additionally, they also
provide extensive areas of land suitable for a mixture of uses including industrial,
offices, leisure and retail activities.

8.29 The four major development sites are allocated in the following locations:

Tangier Brownfield site on the edge of the town centre

Firepool Brownfield site on the edge of the town centre
Norton Fitzwarren Brownfield site on the urban periphery
Monkton Heathfield Greenfield site beyond the urban limits

8.30 All four sites contain a mixture of uses which are considered appropriate to their
individual locations (refer to policies T2-T12).

8.31 Some of the guiding principles which have determined the choice of the major
development sites can be summarised as follows.

The Identification of Under-used Brownfield Land

8.32 Adherence to a sustainable development strategy requires the identification of as

much under-used brownfield land for development as possible, as this reduces the
need to identify development on irreplaceable greenfield sites. Three of the major
development sites are wholly on such land. The fourth site, at Monkton Heathfield,
is wholly greenfield in nature. However, it has benefits relating to infrastructure and
community requirements which justify and support the allocation of this site.

Infrastructure and Community Requirements

8.33 All major development sites must be able to provide the necessary infrastructure
and community facilities to serve the identified business uses and new housing
areas. A key factor in this is the size of the proposed scheme, particularly where
the development is predominantly residential in nature, as at Norton Fitzwarren and
Monkton Heathfield. Residential schemes generate major infrastructure and
community requirements, such as roads, cycle lanes, playing fields, play areas,

127
 and schools. A major development can be required to provide such facilities (to the
wider community benefit) through appropriate policies. The alternative to major
development sites, a scattering of smaller sites throughout the urban area, would
not be as effective in generating these benefits for the wider community. Such
provision is normally sought via planning obligations, and must be fairly and
reasonably related in scale and kind to the proposed development, in line with
Circular 1/97.

8.34 Town centres are especially suitable for large mixed-use (visitor intensive)
development schemes, as they are highly accessible for a variety of modes of
travel, consequently reducing travel requirements by means of the private car. This
has a direct impact on infrastructure requirements. Such schemes will enable
greater investment in alternative travel arrangements, and measures to improve
town centre vitality and viability.

Town Centre Vitality and Viability

8.35 The identification of two major development sites within and on the edge of the
town centre will help to stimulate town centre vitality and viability. The importance
of diversification within town centres, through mixed-use developments, is an
established theme of Government advice. The town centre allocations at Tangier
and Firepool will contribute towards this, increasing population and activity,
improving security, and helping to sustain a living heart within the central area.

TANGIER DEVELOPMENT SITE

Major Site Allocation

T2 Sites within the Tangier area as shown on the Proposals Map are
proposed for major mixed-use redevelopment to include a food
superstore, retail warehousing, offices, leisure and residential. To
ensure the provision of a satisfactory overall development, a co-
ordinated approach and the delivery of the following key elements will
be necessary:

A) contributions towards the provision of the Inner Relief Road from

the junction of the Wellington Road to Bridge Street,
incorporating a bridge over the River Tone;
B) a comprehensive cycle and pedestrian network within the site
redevelopment area which incorporates routes alongside the
River Tone, Mill Stream, Galmington Stream and Steps Water in
order to provide quality links from the site to Goodland Gardens
and French Weir/Wellington Road;
C) the provision of town centre shoppers car parking facilities, as
part of any proposed car park to serve the customers of any
retail development;
D) contributions towards the provision of bus priority measures
including park and ride sites at East and West Taunton;
E) landscaping, to incorporate the protection of the existing
waterside tree groups;
F) affordable housing provision, in accordance with policies H9 and
H10;
G) archaeological survey, in accordance with policy EN23;
H) contamination survey and remedial works as required, in
accordance with policy EN32;
I) flood mitigation works; and

128
 J) primary and secondary school accommodation in accordance
with policy C1.

8.36 The area proposed for comprehensive redevelopment is located on the south-west
fringe of the town centre. The site is less than 300 metres easy walking distance of
the Primary Shopping Area (policy T19), making it an edge of town centre site for
the purposes of identifying appropriate new uses.

8.37 The site amounts to some 7.4 hectares of under-used brownfield land (excluding
the Mill Stream). It is bounded by the River Tone to the north, Steps Water and
Marshalsea Walk to the west and Goodland Gardens to the east, and residential
and office properties on Wellington Road and Park Street to the south. The Mill
Stream passes through the middle of the site. The proposed redevelopment area
currently comprises a variety of uses. The dominant use is surface car parking to
serve long stay commuters. These sites are within the ownership of the Borough
Council, Somerset County Council and the Somerset College of Arts and
Technology. There are also extensive areas of cleared and decontaminated land
which were formerly the site of a gasworks. Other uses include education facilities,
leisure facilities, residential curtilage and a number of commercial enterprises such
as car show rooms, repair workshops and a petrol filling station.

8.38 The Borough Council would prefer to see the site developed as a co-ordinated
whole. However, it is recognised that this may not be feasible, given the
fragmented pattern of land ownership. Therefore, in accordance with the
provisions of policy S3, the Borough Council will permit the development of
separate parts of the site, provided that any individual proposal does not prejudice
the comprehensive and co-ordinated development of the whole allocation and the
delivery of necessary infrastructure. Any individual proposal will be expected to
provide or contribute towards necessary and related infrastructure, commensurate
with the scale and impact of the development. If necessary, the Borough Council
will use its compulsory purchase powers to safeguard the delivery of key elements
of transport infrastructure.

Key Planning Considerations for the Development of the Site

Sustainable Development

8.39 Redevelopment of the site will enable a number of sustainable development

objectives to be achieved. For example:

reducing reliance on the car, as the site is in a location which is highly

accessible to a variety of modes of travel;
redevelopment of commuter car parking spaces and the simultaneous
provision of alternatives in line with the Taunton Parking Strategy. There are
approximately 529 long stay spaces in TDBC ownership within the site. The
loss of these car parking areas will encourage the current users of these
spaces to explore car sharing or look for alternative travel arrangements,
which may well include the use of buses, cycles, walking or park and ride
facilities;
maximising the potential of under-used brownfield sites, to reduce the need to
look to irreplaceable green fields as a means of accommodating new
development.

129
Traffic

8.40 The site contains the proposed route of the Inner Relief Road (IRR - policy T34).
The road is required to enable intensive redevelopment of these brownfield sites to
proceed. The road will provide a link between Wellington Road and Bridge Street,
and is a longstanding protected route within the planning policy framework for
Taunton. The primary purpose of the road is to provide a reduction of traffic in the
town centre. It is not intended to increase traffic capacity through or around the
town centre. The road will provide convenient access to town centre shoppers car
parks without the need to use the main shopping streets. Its construction will also
enable the investigation of ways to reduce traffic within North Street (Primary
Shopping Area) during part of the day. The reduction of traffic will further enhance
the vitality and viability of the town centre, complementing the existing pedestrian
priority scheme.

Waterways, Linkages and Environmental Quality

8.41 A key characteristic of the site is the waterways which surround it and cross
through it. These include the River Tone and the Mill Stream, as well as their
tributaries the Galmington Stream, the Goal Stream and Steps Water. These tree-
lined watercourses offer the scope of providing a quality landscaped setting to the
development. In addition, the incorporation of footpaths and cycleways alongside
these watercourses will enable the provision of a quality link between Goodland
Gardens and French Weir/Wellington Road. The provision of attractive pedestrian
and cycle routes is essential in order to encourage shoppers and visitors to use
modes of transport other than the car.

8.42 The above has resulted in three key planning considerations for the development of
the Tangier mixed-use redevelopment site. These are to deliver a scheme which:

maximises sustainable development objectives relating to reduced reliance

upon the car and realising the potential of under-used brownfield land;
ensures the construction of the Inner Relief Road, with consequent benefits of
a reduction in town centre traffic;
maximises the landscape potential of the sites watercourses in order to
provide both an attractive setting to the development and quality linkages
from the site to both the town centre and French Weir/Wellington Road.

8.43 These considerations will shape future proposals for this area.

Appropriate Uses

8.44 A Tangier Development Guide was published in 1993 which highlights a range of
acceptable uses for this site. The guide also discusses infrastructure requirements
and establishes the urban and landscape design principles to be used when
considering potential development. However, whilst much of the guide remains
relevant, certain elements require review, particularly given: the latest data
regarding potential flood problems within the site (refer to paragraph 8.61 fifth
bullet); the increasing emphasis given to town centre vitality and viability;
alternative approaches to car parking standards; and the promotion of a range of
modes of travel. A revised guide will be published in due course. In the meantime,
it should be noted that visitor and operational car parking to serve the proposed
developments will need to have regard to the sites highly accessible town centre
location, enabling a high proportion of customers and employees to arrive by
means other than the car. As such, minimum car parking facilities will be expected
(see policies M1 - M3).

130
131
8.45 The edge of town centre location enables a range of mainly visitor intensive uses to
be considered. However, a key challenge for the future will be to maintain the
value of the investment created within the town centre; to diversify town centre
activity through focussing other forms of development (such as commercial and
leisure uses) on town centre or edge-of-centre sites, and to resist inappropriate out-
of-centre development. Indeed, to maximise the potential of the site, the Borough
Council will require all proposals to actively explore the incorporation of both a
horizontal and vertical mix of uses, subject to appropriate design and conservation
considerations. The majority of the site is considered to be available for
development within the short term (ie within the next three years), as detailed in the
table below.

Site availability within the Tangier Major Development Area

Site Availability Principal Appropriate

Uses*
1. Former site of car show Short term Food superstore
rooms, petrol filling
station, SCC car park,
and college facilities
2. Youth and Community Short term Petrol filling station and/or
Centre residential and/or leisure
3. Parkhaven Medium to long term Residential

4. Hickley Valtone site Dependent upon relocation Retail warehousing and/or

5. Tangier Public Car Park
6. Enfield Public Car Park
and adjoining site of
former St John Primary
School
7. Castle Street Car Park
8. Former gas works site
of existing facilities
Short to medium term -
dependent upon the
provision of Park and Ride
facilities
Short to medium term -
dependent upon the
provision of Park and Ride
facilities
Dependent upon the
replacement of existing
shoppers car park facilities
Short term
leisure and/or offices and/or
residential
Residential
Residential and/or retail
warehousing and/or leisure
and/or offices
Residential and/or retail
warehousing and/or leisure
and/or offices
Offices, leisure and
residential

* The Borough Council will expect all proposals to explore the possibility of
incorporating a mix of uses, particularly housing (refer to paragraphs 8.48 -
8.56 below).

8.46 The Tangier Site Plan identifies the individual parcels of land referred to in the
above table.

8.47 Having regard to the issues highlighted above and subject to any constraints listed
below, the Tangier area is considered appropriate for the following uses.

132
Food Superstore and Petrol Filling Station

8.48 The site was seen as providing an opportunity to address a deficiency in food store
provision in the south and west of Taunton, which was resulting in residents of
those areas having to make lengthy cross-town movements in order to reach stores
within either the town centre, Creechbarrow Road or Taunton Riverside. The
Tangier site provided an ideal opportunity to redress this imbalance, relieve
congestion in and around the town centre, and reduce the length of vehicular trips.
Furthermore, being within 300 metres easy and attractive walking distance of the
Primary Shopping Area, the site complies with the sequential test as set out in both
policy EC10 and the guidance of PPG6. In January 1998, a planning application
was received from Tesco Stores Ltd for the development of a food superstore
(4,116 sq m gross floorspace) on the Wellington Road frontage of the Tangier site,
a location which is ideally placed to cater for bulk shopping trips from south and
west Taunton. The Retail Capacity Study commissioned during 1999 (refer to
paragraph 4.43) concluded that there was capacity available to support the
proposed store. However, given other commitments, it also clearly demonstrated
that there would be no further scope for major food retail facilities within the
Taunton catchment during the Plan period. Accordingly, the Borough Council will
not release further sites at Tangier (or elsewhere beyond Taunton town centre) for
major food retail development. The Tesco store opened for trading in October
2001.

8.49 The superstore site is ideal for a two or three storey development, given that
existing properties around the junction of Castle Street and Wellington Road are
generally three storeys high. Operators of the store are therefore requested to
adopt an imaginative approach to the development of the site, and consider the
introduction of residential units above the store. This approach has proven to be
workable and successful elsewhere in the country.

8.50 The site of the former Taunton Youth and Community Centre is attracting interest
as a location for a petrol filling station and would be suitable for this, although it has
recently been identified as a possible location for a multi-storey car park in the
Taunton Urban Design Framework. Receipts from the sale of the site will be used
to provide a replacement youth service which, in order to reach as many people as
possible, is likely to be provided through the dispersed network of existing
community facilities, rather than being focussed within a single building. Other
potential uses for the site include residential, leisure and offices. Any development
on this site will be required to maintain access to Parkhaven, a large residential
curtilage with potential for more intensive use which might otherwise be landlocked
(refer to paragraph 8.56).

Retail Warehousing

8.51 Increases in population coupled with economic growth will generate demand for
additional retail warehouse facilities within Taunton. The Tangier site (in addition to
the Firepool site - policy T3) provides an ideal opportunity for accommodating such
requirements. Such allocations may also help to avoid applications in less
appropriate locations. The Retail Capacity Study undertaken in 1999 (refer to
paragraph 4.48) highlighted that, by 2006, there would be available capacity to
support a major new retail warehouse park in Taunton. However, given the limited
size of the Tangier area, and the need to accommodate a mixed-use development
within the site, the Study recommended that this provision should be directed to the
larger Firepool site. However, the Firepool site was not expected to be available
until 2004 and, in the meantime, it was considered that any short-term requirement
should be directed to the Tangier area. This would be small-scale in nature. Given

133
 existing commitments, the Study estimated that by 2001 there would only be
capacity for an additional 1,750 square metres net of retail warehouse floorspace.
Appropriate locations to accommodate such a facility include the Hickley Valtone
site (between Mill Stream and Tangier), and the Enfield and Castle Street public
car parks. All schemes should explore the potential to accommodate a vertical mix
of uses. In the interests of maintaining the vitality and viability of the town centre, a
retail impact study will be required to assess the impact of any proposal for retail
warehouse development within the site. The Borough Council will need to be
certain that any such uses will be complementary to the town centre and will not
damage the existing retail core.

Dual Shoppers/Town Centre Car Parking

8.52 In order to sustain and enhance town centre vitality and viability, it is essential to
secure a good range of car parking facilities for town centre shopping purposes.
Consequently, car parks to serve a dual role shall be requested in connection with
any retail proposal, with availability being made for general town centre shoppers
car parking, as well as car parking to serve the requirements of the store. In order
to secure these arrangements, and in accordance with the advice of PPG6, a
Section 106 Agreement will be sought or conditions imposed (refer to criterion (C)
of policy T2 and paragraph 8.59).

Offices

8.53 PPG1 and PPG6 both emphasise the importance of ensuring a mix of appropriate
uses within a town centre location. In this respect, offices are an ideal use,
especially as they tend to attract a significant number of trips. The Tangier site,
being highly accessible by means of transport other than the car, would be
considered as an appropriate location for office development as part of a major
mixed-use scheme. The most appropriate location for such a use is on land
adjacent to the River Tone (former gas works), the majority of which is owned by
British Gas. Within this area, the ideal site would be adjacent to Riverside
Chambers, a Government owned office block. This land is ideal for a high quality
development incorporating a vertical mix of uses (for example, restaurants or public
houses on the ground floor with offices above). Other sites within the Tangier area,
such as the Enfield public car park and the Hickley Valtone site, will also be
considered suitable for office development. As a minimum requirement, the
Borough Council will require 3,500 square metres of office floorspace from the
redevelopment of the Tangier site. A small office building has been developed on
the site of the former St Johns School, which was completed in 2003.

Leisure

8.54 Leisure uses would be particularly welcome within the Tangier site, as they can add
significantly to town centre vitality and viability, both during the day time and the
evening. The frontage to the River Tone would provide an ideal setting for a use
such as a restaurant. However, other uses such as a cinema, public house or
cultural facilities would also be considered appropriate. All leisure proposals
should seek to incorporate a residential component, through exploring a horizontal
and/or vertical mix of uses.

Residential

8.55 Residential uses are to be encouraged at appropriate locations within the town
centre as they provide a degree of activity and, perhaps more importantly, a sense
of security during the evening and night-time. This is of particular importance to

134
 visitors who may have to walk through areas which would otherwise be devoid of a
neighbourhood presence. The Tangier site offers scope for accommodating
residential uses. PPG3 seeks to maximise the potential of brownfield sites for
residential development. The advice states that all proposals for town centre
redevelopment should seek to incorporate a residential element. For example,
opportunities should be taken to add housing on the upper storeys of other uses,
such as shops. Furthermore, in highly accessible locations, the advice states that
car parking standards should be low, and that development densities should be
high (greater than 50 dwellings per hectare). This advice is highly relevant to the
Tangier area.

8.56 There are a number of sites within the Tangier redevelopment area which are
suitable for residential development, for example, the Tangier and Enfield public
(commuter) car parks. A proposal here could seek to complement the setting of
adjoining residential properties, in addition to maximising the potential of the
waterside environment. Within these sites, the Borough Council wish applicants to
explore the potential for a horizontal and vertical mix of uses. The release of the
Tangier and Enfield Car Parks will be dependent upon contributions towards the
delivery of replacement park and ride facilities. The grounds of Parkhaven (a large
residential curtilage forming the southernmost part of the site) should be set aside
for residential development only, being surrounded on two sides by other
residential uses. The Castle Street Car Park, on the eastern fringe of the site, is a
shoppers car park (95 spaces) which is also suitable for residential development.
However, the Taunton Parking Strategy will require the replacement of these
shoppers parking spaces as part of any redevelopment proposal. Elsewhere
within the site, the Borough Council will expect all developments (retail, leisure or
offices) to explore a horizontal and vertical mix of uses, with a view to incorporating
an element of residential development. For example, the former gas works site is
ideal for a mixed-use development incorporating an element of residential.
A minimum of 100 dwellings will be sought from the development of the entire site.
Where a residential scheme is proposed, the Borough Council will expect the
density of development to exceed 50 dwellings per hectare.

Transport Provision

8.57 The movement implications of this development have already been identified. The
biggest cost will undoubtedly be the provision of the Inner Relief Road,
incorporating separate bridges over the River Tone and the Mill Stream. All major
travel generating developments within the immediate vicinity of this road will be
expected to contribute towards its construction, including retail, leisure and office
developments. The IRR is an important element of the Taunton Transport
Strategy. The need for the IRR has been accepted by the Government, and now
forms an important element of the Local Transport Plan. Accordingly, an element of
public sector finance will be forthcoming towards its construction. It is desirable
that the Inner Relief Road is provided at an appropriate time in the overall
development. Ideally, its construction should take place in conjunction with any
visitor intensive uses (such as a food superstore), in order to avoid congestion
within the town centre. However, funding limitations may prevent this from
occurring. Nevertheless, the Borough Council and the Highway Authority will work
in partnership to secure the earliest possible delivery of the IRR. A contribution has
already been secured, linked to the development of the Tesco superstore (see
paragraph 8.48).

8.58 The Transport Strategy identifies a cycle route through the site, leading from
Goodland Gardens to Wellington Road. Indeed, footpath and cycleway provision is
particularly important to minimise the car travel implications of the development.

135
 Attractive routes leading into the site from the town centre, French Weir and
Wellington Road will encourage reduced reliance on the car. In this respect, the
opportunity should be taken to maximise the potential of landscaped water
frontages as the preferred locations of the pedestrian/cycle routes. All
developments will be expected to implement related sections of these routes, or
make appropriate contributions towards their eventual provision.

8.59 The Borough Council, in conjunction with the County Council, has adopted the
Taunton Parking Strategy. A key element of this is a reduction of town centre
commuter car parking spaces, coupled with enhanced provision for short stay town
centre shoppers car parking facilities. Indeed, the provision of enhanced and
accessible town centre shoppers car parking facilities will help to sustain and
enhance the vitality and viability of the town centre. Consequently, the
development of any retail proposals will be required to provide car parking facilities
to serve a dual purpose: that of serving the needs of the adjoining store/s; and for
short stay town centre use for shoppers/visitors who may or may not wish to use
the new retail facilities. Such an approach is in accordance with advice in PPG6.
However, both the Borough Council and the retailers will be concerned to ensure
that these car parks are not used for long stay (commuter) parking purposes.
Accordingly, the Borough Council will seek the introduction of control mechanisms,
such as manned barriers or ticketing. It will be the intention of the Borough Council
to secure such provision (and appropriate controls) through conditions or a Section
106 Agreement.

8.60 Retail, leisure and office developments will be required to make financial
contributions towards an east/west bus priority route through the town (policy T29)
and the proposed park and ride sites in the vicinity of Silk Mills Road, and East
Taunton (within the vicinity of Junction 25 of the M5 Motorway) both of which are
important elements of the Taunton Transport Strategy (policy T30). Major
commercial town centre developments will inevitably generate more vehicular
traffic movements into the town centre. However, whilst the Tangier location will
facilitate modes of travel other than the car, it is important to realise initiatives that
minimise vehicular travel movements within the town centre as much as possible.
Otherwise travel movements will increase within the vicinity of the site. The bus
priority route, combined with park and ride sites will achieve this objective. The site
at Silk Mills Road is intended to attract drivers from the A358, A38 and the B3227,
whilst that at East Taunton will attract drivers from the A358 and M5 motorway.

Other Works and Infrastructure

8.61 Various other works and investigations are considered necessary for the
development to proceed, and these should be provided by the developer at
appropriate stages. The detail of each is set out below.

A landscaping scheme will be incorporated to enhance the town centre

setting of the development, and contribute towards internal design. Such a
scheme will be expected to maximise the landscape potential of the
watercourses within the site, in addition to incorporating footways and cycle
ways (criterion (B)).

The site should contribute to affordable housing need, as set out in the
housing chapter. However, it is recognised that there may be significant on-
site costs, given the brownfield nature of the development. Accordingly, a
target of only 25% affordable housing is proposed for the site. The Local Plan
housing policies set out the priority attached to the incorporation of social
housing as part of this provision, to meet the assessed housing needs of the

136
 area. Negotiations on the precise details of the provision will reflect this
priority.

All town centre sites are of potential archaeological importance. In particular,

the eastern portion of the site, incorporating land to the north of the Mill
Stream and east of the Hickley Valtone site, is a designated Area of High
Archaeological Potential (AHAP). As a consequence, archaeological surveys
will be required within the development site, prior to the granting of planning
permission (refer to policy EN23).

It is understood that much of the site may be contaminated as a result of

previous industrial activity. Certain remediation works to the British Gas site
(adjoining the River Tone) were undertaken during 1997, facilitating its current
use as a temporary car park. However, further risk assessments and site
investigations will be required in association with any proposals to redevelop
this site, with a view to minimising risk through appropriate measures of
remediation. Indeed, surveys will be required at all locations within the
Tangier redevelopment area to investigate the nature, degree and extent of
any contamination. Remedial measures will be required where a potential
risk is identified, having due regard to the proposed end-use of the
development (refer to policy EN32).

The site is currently located within floodplain. Any loss of floodplain must be
mitigated for in accordance with PPG25. Importantly, PPG25 requires that
consideration of catchment issues play a part in considering allocations.
Accordingly, flood risk issues within the site must be considered in a
comprehensive manner. This is likely to involve attenuation facilities
upstream of the site on the watercourses discharging to the River Tone in this
location. For example, as part of the Tesco food store proposal, an off-site
flood prevention scheme has been implemented at Glasses Mead,
Comeytrowe, designed to control the flow of the Galmington Stream.
Protection must be provided to all new developments to cater for the 1 in 200
(plus 20%) year flood event as a minimum.

The site will deliver a minimum of 100 dwellings which, depending on the
dwelling type, could create an approximate need to accommodate an
additional 20 pupils of primary school age, and 14 pupils of secondary school
age. These totals will increase pro rata with any increase in dwelling
numbers above the minimum requirement. There is limited spare capacity in
Tauntons primary and secondary schools. If there is insufficient spare
capacity in nearby schools to accommodate the needs arising from the
development, financial contributions will be sought towards the cost of
providing the required additional facilities.

FIREPOOL

Major Site Allocation

T3 Sites within the Firepool area as shown on the Proposals Map are
proposed for a major mixed-use redevelopment to include retail
warehousing, offices, industry, warehousing and distribution, leisure
and residential. To ensure the provision of a satisfactory overall
development, a co-ordinated approach and the delivery of the following
key elements will be necessary:

137
 A) provision for movement within and to the site, based on the level
of trip generation expected from the particular mix and intensity
of development over the area as a whole;
B) a comprehensive cycle and pedestrian network within and
adjoining the redevelopment area, which incorporates routes
alongside the River Tone and the Bridgwater and Taunton Canal,
providing enhanced links to the town centre which are both safe
and convenient;
C) a frequent bus service between the site and the town centre,
upon the commencement of trading of any retail developments;
D) the provision of town centre shoppers car parking facilities as
part of any proposed car park to serve the customers of any
retail developments;
E) contributions towards the provision of bus priority measures
including park and ride sites at East and West Taunton;
F) landscaping, to include pedestrian and cycle access along the
river and canal;
G) affordable housing provision, in accordance with policies H9 and
H10;
H) archaeological survey;
I) contamination survey and remedial works as required;
J) public open space on land between the River Tone and the
Bridgwater and Taunton Canal, and at Winkworth Way;
K) flood mitigation works; and
L) primary and secondary school accommodation in accordance
with policy C1.

In the interest of protecting residential amenity, vehicular access shall

not be permitted from the site to Whitehall.

Development on the site of the Taunton Rugby Football Club shall not
be permitted until alternative facilities have been provided.

8.62 The area proposed for comprehensive redevelopment is located to the north of the
town centre. The focus of the site is the Firepool Weir, the point where the
Bridgwater and Taunton Canal meets the River Tone. The site is approximately
350 metres from the Primary Shopping Area, making it an edge of town centre site
for the purposes of identifying appropriate new uses. However, pedestrian and
cycle linkages from the town centre to the site are not ideal, and are in need of
improvement. In particular, the Priory Bridge Road is heavily trafficked, and
currently presents problems with ease of non-vehicular movement. Accordingly,
the proposal will be required to investigate ways of improving these linkages, as a
means of ensuring the full integration of the site with the town centre (including the
adjoining Secondary Shopping Areas).

8.63 The site amounts to some 18.1 hectares (44.7 acres) of under-used brownfield land
(excluding the canal and river). It is bounded by the mainline railway to the north,
Priory Bridge Road and Whitehall/Albemarle Road to the south, and the Priory
Fields Retail Park to the east. The proposed redevelopment area currently
comprises a variety of uses. These include land holdings of Network Rail which
have been declared surplus to operational requirements, the Taunton Livestock
Market and Produce Market, Borough Council car parks, Taunton Rugby Football
Club, two smallholdings, a redundant engineering works and various commercial
businesses and derelict buildings along Canal Road. The Somerset County Cricket
Club ground is not part of the redevelopment area. The site contributes positively
to the town centre environment, creating diversity and interest. However, should

138
 any proposals for redevelopment come forward on the cricket ground, they will be
considered against the national and strategic planning policy framework, having
regard to the policies and proposals of this Plan. Particular emphasis will be given
to the need to safeguard the vitality and viability of the town centre, as well as to
the future implementation of the Firepool proposals. Paragraph 4.47 identifies the
future potential of the County Ground for retail/leisure development.

8.64 The Borough Council would prefer to see the site developed as a co-ordinated
whole. However, it is recognised that this may not be feasible, given the
fragmented pattern of land ownership. Therefore, in accordance with the
provisions of policy S3, the Borough Council will permit the development of
separate parts of the site, provided that any individual proposal does not prejudice
the comprehensive and co-ordinated development of the whole allocation and the
delivery of necessary infrastructure. Any individual proposal will be expected to
contribute towards necessary and related infrastructure, commensurate with the
scale and impact of the development.

Key Planning Considerations for the Development of the Firepool Mixed-Use

Redevelopment Site

Sustainable Development

8.65 Redevelopment of the site will enable a number of sustainable development

objectives to be achieved. For example:

reducing reliance on the car, as the site is in a location which is highly

accessible to a variety of modes of travel;
redevelopment of commuter car parking spaces, in line with the Taunton
Parking Strategy. There are approximately 251 long-stay spaces in TDBC
ownership within the site. The loss of these car parking areas will encourage
the current users of these spaces to look for alternative travel arrangements,
which may well include the use of buses, cycles or walking;
maximising the potential of under-used brownfield sites, to reduce the need to
look to irreplaceable green fields as a means of accommodating new
development.

Transport Issues and Sustainable Development

8.66 Structure Plan objectives now seek to co-ordinate land use and transport policies in
order to reduce the need to travel and distance travelled, and to identify measures
which will reduce the impact of transport on the environment. This involves
increased emphasis on cycleways, buses and rail, as well as planning and parking
policies aimed at vehicular restraint.

8.67 Investigations have shown that the current uses within the allocated site generate
low trip generation, except for the Livestock Market on sales day. The
redevelopment of the site for, predominantly, visitor-intensive uses will generate
greater amounts of traffic. This has significant implications, particularly for a
number of road junctions surrounding the site which are currently at capacity during
peak hours.

8.68 The implications of this are that any significant increases in traffic generation will
necessitate works designed to achieve an increase in highway capacity and/or an
appropriate modal shift in patterns of travel.

139
8.69 In considering proposals to redevelop the site, emphasis will be given to vehicular
restraint, coupled with facilitating alternative modes of travel. Consequently, road
building will be kept to a minimum. However, a gyratory road traffic system has
been identified as a possible need for this area. Accordingly, the overall
development will need to provide this or an appropriate alternative (refer to
paragraph 8.93).

Town Centre Vitality and Viability

8.70 The proximity of the site to the town centre enables the implementation of a mixed-
use scheme that can complement the range of goods and services that are
currently available and, as a consequence, help sustain and enhance the vitality
and viability of the town centre. However, there may be a thin line between a
scheme which complements the town centre, compared to a scheme which directly
competes with it. Consequently, it will be vital to ensure that adequate controls are
applied to the type of uses and scale of development. Similarly, to ensure the
effective integration of the site with the town centre, it will be important to facilitate
improved links to the Primary Shopping Area and the adjoining Secondary
Shopping Area at Station Road.

Environmental Quality

8.71 The key characteristics of this site are the waterways which provide the focal
attraction. These are the River Tone, the Bridgwater and Taunton Canal and the
Firepool Weir. The River and Canal are designated County Wildlife Sites, and
provide an important habitat for otters which are known to frequent the vicinity of
the Firepool site. Accordingly, the provisions of EC Directive 92/43/EC are
relevant, and a licence may be required from DEFRA before development can
proceed. The development will need to have regard to the requirements of policy
EN3 (Local Wildlife and Geological Interests) and policy EN5 (Protected Species).
These watercourses offer the scope of providing a quality setting to the
development, particularly if maximised by well considered pedestrian and cycle
linkages, and quality landscaping schemes. Furthermore, parts of the site are
currently very untidy in appearance. Redevelopment offers the scope of realising a
scheme of considerable design quality.

8.72 In summary, the four key planning considerations for the redevelopment of the
Firepool mixed-use site are to deliver a scheme which:

maximises sustainable development objectives relating to reduced reliance

upon the car;
realises the potential of under-used brownfield land;
sustains and enhances the vitality and viability of the town centre;
enhances environmental quality.

8.73 These considerations will shape future proposals for this area.

Development Guide

8.74 A development guide will be produced in due course which will clarify the details of
the infrastructure to be sought; the phasing of development and of the
infrastructure works; and Council policy with respect to any Compulsory Purchase
that may be required. In addition, the guide will also provide design guidance for
the site, and expand in detail on the range of uses outlined below.

140
141
Appropriate Uses

8.75 The edge-of-centre location enables a range of mainly visitor intensive uses to be
considered. However, a key challenge for the future will be to maintain the value of
the investment created within the town centre; to diversify town centre activity
through focussing other forms of development (such as commercial and leisure
uses) on town centre or edge-of-centre sites, and to resist inappropriate out-of-
centre development. Indeed, to maximise the potential of the site, the Borough
Council will require all proposals to actively explore the incorporation of both a
horizontal and vertical mix of uses, subject to appropriate design and conservation
considerations. The majority of the site is considered to be available for
development within the short to medium term (the next five years), as detailed in
the table below.

Site Availability within the Firepool Major Development Area

Site Availability Principal Appropriate Uses*

1. Taunton Rugby Club &
Lorry Park
2. Livestock Market
3. Former West Goods
Yard (Network Rail)
4. Former East Goods
Yard - canal frontage
(Network Rail)
5. Former East Goods
Yard - plateau area
(Network Rail)
6. Priory Bridge Road
Public Car Parks
7. Land between the canal
and river
8. Smallholding, Winkworth
Way
9. Canal Road Depot
10. Former Cameron Dixon
Engineering Works
Short term Residential
Medium term Retail warehousing, leisure,
residential and offices
Short term Employment
Short term High density residential and
Class A3 uses
Short term Employment
Medium term Retail warehousing, leisure,
residential and offices
Short term Public open space and
landscaping
Short term High density residential to the
west of Winkworth Way,
public open space to the east
Medium to long term, Offices and residential and
dependent upon the leisure
relocation of existing uses
Short term High density residential
adjoining existing residential
properties in Albemarle Road,
employment to the rear of the
site

* The Firepool Site Plan identifies the individual parcels of land referred to in
the above table.

8.76 Having regard to the issues highlighted above, and subject to any constraints listed
below, the Firepool area is considered appropriate for the following uses.

142
Retail Warehousing

8.77 Increases in population coupled with economic growth will generate demand for
additional retail warehouse facilities within Taunton. The Firepool site (in addition
to the Tangier site - policy T2) provides an ideal opportunity for accommodating
such requirements. Such allocations may also help to avoid applications in less
appropriate locations. The Retail Capacity Study commissioned in 1999 (refer to
paragraph 4.48) highlighted that, by 2006, there would be available capacity to
support a major new retail warehouse park in Taunton (6,850 square metres net
floorspace, rising to 12,350 square metres net by 2011). The Study recommended
that this provision should be directed to the Firepool site. Within the Firepool area,
the most appropriate locations to accommodate such development would be the
existing Livestock Market and public car parks, which can be easily linked to the
town centre and adjoining shopping areas by the provision of convenient bus
services (criterion (C)) and pedestrian walkways and cycle lanes adjoining the
River Tone (criterion (B)). Any development adjacent to the River Tone will need to
pay due respect to the quality of the waterside setting, and an imaginative scheme
of design quality will be required. All schemes should explore the potential to
accommodate a vertical mix of uses. In the interests of maintaining the vitality and
viability of the town centre, a retail impact study will be required to assess the
impact of any proposal for retail warehouse development within the site. The
Borough Council will need to be certain that any such uses will be complementary
to the town centre and will not damage the existing retail core.

Produce Market

8.78 Adjoining the Livestock Market is a large building of brick construction which is
currently used as a Produce Market for the sale of fresh fruit, vegetables and other
farm-based products. The Produce Market is a facility which should be replaced,
and ideally within the redevelopment area. However, it is recognised that the loss
of the Livestock Market may adversely affect the operation and viability of such a
facility. If this proves to be the case, then the Borough Council (in consultation with
interested parties) will wish to investigate the possibility of introducing enhanced
produce market facilities on an alternative site close to the town centre.

Dual Shoppers/Town Centre Car Parking

8.79 In order to sustain and enhance town centre vitality and viability, it is essential to
secure a good range of car parking facilities for town centre shopping purposes.
Consequently, car parks to serve a dual role shall be requested in connection with
any retail proposal, with availability being made for general town centre shoppers
car parking, as well as car parking to serve the requirements of the store. In order
to secure these arrangements, and in accordance with the advice of PPG6, a
Section 106 Agreement will be sought or conditions imposed (refer to criterion (D)
and paragraph 8.96).

Offices

8.80 PPG1 and PPG6 both emphasise the importance of ensuring a mix of appropriate
uses within a town centre location. In this respect, offices are an ideal use,
especially as they tend to attract a significant number of trips. The Firepool site,
being highly accessible by means of transport other than the car, would be
considered as an appropriate location for office development as part of a major
mixed-use scheme. The ideal location within the site is the site of the existing
Canal Road Depot, which could be redeveloped for part light industrial and offices.

143
 Additionally, retail and leisure proposals should seek to explore a vertical mix of
uses, incorporating elements of office and residential development.

Industry/Warehousing and Distribution

8.81 The elevated sites adjoining the main rail line (adjoining Whitehall and Canal Road)
provide an ideal location to develop both industrial units and
warehousing/distribution units. On the site of the former West Goods Yard and
Cameron Dixon Engineering Works (adjoining Whitehall), such units could make
use of the existing rail sidings, enabling the transport and delivery of goods by rail.
The promotion of alternative modes of transporting goods is a key theme of
sustainable transport strategies, so this would be welcomed.

Leisure

8.82 Leisure uses would be particularly welcome within the Firepool site, as they can
add significantly to town centre vitality and viability, both during the day time and
the evening. For example, the frontage to the River Tone at the Firepool Weir
would provide an ideal setting for uses such as restaurants. Similarly, parts of the
frontage to the Bridgwater and Taunton Canal would also be suitable, such as the
former water tower, an imposing feature which presents a challenging opportunity
for conversion. Furthermore, parts of the Livestock Market and the Priory Bridge
Road Car Park could be suitable for commercial leisure operations such as a
cinema or bingo hall. However, other uses such as public houses and cultural
facilities would also be considered appropriate. All leisure proposals should seek
to incorporate a residential or office component, through exploring a vertical and/or
horizontal mix of uses.

Residential

8.83 Residential uses are to be encouraged at appropriate locations within the town
centre as they provide a degree of activity and, perhaps more importantly, a sense
of security during the evening and night-time. This is of particular importance to
visitors who may have to walk through areas which would otherwise be devoid of a
neighbourhood presence. The Firepool site offers scope for accommodating
residential uses. PPG3 seeks to maximise the potential of brownfield sites for
residential development. The advice states that all proposals for town centre
redevelopment should seek to incorporate a residential element. For example,
opportunities should be taken to add housing on the upper storeys of other uses,
such as shops. Furthermore, in highly accessible locations, the advice states that
car parking standards should be low, and that development densities should be
high (greater than 50 dwellings per hectare). This advice is highly relevant to the
Firepool area.

8.84 There are a number of sites within the Firepool redevelopment area which are
suitable for residential development. One of them is the Rugby Club site which,
following the relocation of the club to a site at Hyde Lane, Bathpool, has now been
developed for a total of 164 dwellings. Additionally, former railway land which
fronts Canal Road provides a similar opportunity for a high quality residential
development which reflects the waterfront setting. Outline planning permission was
granted in 2004 for a scheme that proposes the majority of the site (canal frontage)
for residential development, with employment (class B1 uses) proposed on the
plateau area adjoining the main line railway.

8.85 Another prime area for residential development is the smallholding at the eastern
end of the site. This smallholding is split in two, with Winkworth Way running

144
 through the site. The land to the west of Winkworth Way is suitable for high density
residential development (0.36 hectare), while the land to the east (fronting the
canal) is suitable for public open space. Vehicular access to the proposed
residential area can only be achieved from the west, over former railway land at the
East Goods Yard. Vehicular access along Winkworth Way will not be permitted, as
the highway in this location is only suitable for pedestrians and cyclists. A major
constraint to the development of this site is an exposed combined sewer pipe which
runs along the western boundary of the site. Mitigation measures will need to be
discussed with Wessex Water. Furthermore, there is a significant difference in
levels along this western boundary, necessitating regrading works.

8.86 The former Cameron Dixon Engineering Works is also suitable for partial
residential development. The southern half of the site presents an ideal opportunity
for redevelopment as a natural extension to the residential properties in Albemarle
Road. Indeed, outline planning permission was granted for residential
development of part of this site (0.67 hectare) during July 2001. The rest of the site
is suitable for redevelopment for employment purposes.

8.87 Elsewhere within the site, the Borough Council will expect all developments (retail,
leisure or offices) to explore a vertical mix of uses, with a view to incorporating an
element of residential development. For example, the Livestock Market is a prime
site for a mixed-use development incorporating an element of residential.
A minimum of 250 residential units will be sought from the development of the
remainder of the site, excluding the site of the former rugby club. Where a
residential scheme is proposed, the Borough Council will expect the density of
development to exceed 50 dwellings per hectare.

Relocation of the Livestock Market

8.88 The Livestock Market is a prominent facility which has been associated with
Taunton for hundreds of years. It is a major source of business activity within the
town. However, the Livestock Market needs to relocate in order to provide
enhanced facilities that can continue to compete with other prominent markets
within the south-west.

8.89 Comparison with other such facilities suggests that the construction of a modern
relocated livestock market will require a large site of approximately eight hectares
(20 acres), to include 8,000 square metres of floorspace. This will facilitate ease of
livestock handling and selling, as well as vehicular circulation within the site. The
site will need to be easily accessible to the highway network which serves the
catchment, as well as having access to substantial mains water supplies.

8.90 The Livestock Market is leased to Taunton Market Auctioneers (TMA), who have
complete operational management of the facility. TMA, with the assistance of the
Borough Council and other relevant agencies, are actively seeking a suitable
relocation site, but finding, servicing and constructing such a site will obviously take
a considerable amount of time. In the meantime the lease on the existing site,
which was due to expire during 2004, has been extended by the Council.

8.91 There are two factors which will determine the approximate location of a new
livestock market. These are as follows.

Land take requirement. There are no available opportunities within the urban
fabric of Taunton for a site of the size required.

145
 Convenient access. To be successful, the new site will need to provide
convenient access to HGV traffic, much of which will be drawn from a very
wide catchment.

8.92 These two factors point to a site on the urban fringe of Taunton, with good access
to the county route network. There may be a requirement to contribute towards
improved highway safety measures, and related elements of the Taunton Transport
Strategy. Such matters can only be assessed following the submission of a
Transport Assessment.

Transport Provision

8.93 The Firepool development is proposed for a highly flexible mix of potential uses
and it is not possible to assess the level of trip generation at this stage.
Accordingly, the specific movement provision required is unknown. However, as
more detailed proposals come forward for part or all of the area, it will be possible
to assess this more fully. One possible solution could be the delivery of an internal
road network that will facilitate the introduction of a gyratory traffic system between
Station Road and Priory Bridge Road, in order to relieve junctions which have
already exceeded their design capacity. This will require the construction of a road
link from Station Approach to Priory Bridge Road. However, other alternatives
which secure the same objectives will also be considered. In addition, other much
more modest improvements in or near the site may also be required. Accordingly,
it is also important that development on a small part of the site does not prejudice
transport provision for the site as a whole. More detailed advice will be provided
within the Development Guide.

8.94 The Transport Strategy identifies cycle routes leading to and through the site.
Footpath and cycleway provision are particularly important to minimise the car
travel implications of the development. Attractive routes leading into the site from
the town centre, the River Tone and the Bridgwater and Taunton Canal will
encourage reduced reliance on the car. Indeed, the opportunity should be taken to
maximise the potential of the water frontages as the preferred locations of the
pedestrian/cycle routes. In order to encourage safe access to the town centre,
improvements will need to be undertaken to the Priory Bridge Road, which is
currently pedestrian and cycle unfriendly.

8.95 It is essential to ensure that new retail/leisure developments in edge-of-centre

locations, such as Firepool, complement the range of existing facilities within the
town centre. A way of achieving this is to promote good links between the two
sites. Criterion (B) will ensure the provision of good pedestrian and cycle links
while criterion (C) will ensure a frequent bus service between the site and the town
centre. Indeed such a facility is a requirement of general policy EC12. Other
measures that will be actively sought include enhanced pedestrian signage, safety
measures along proposed footpaths such as improved lighting arrangements, and
improved pedestrian links to Station Road. Furthermore, it will be essential to
ensure that the scheme design delivers an internal network of footpaths which
facilitate convenient links to the footpath adjoining the River Tone, and Station
Road.

8.96 The Borough Council, in conjunction with the County Council, has adopted the
Taunton Parking Strategy. A key element of this is a reduction of town centre
commuter car parking spaces coupled with enhanced provision for short stay town
centre shoppers car parking facilities. Indeed, the provision of enhanced and
accessible town centre shoppers car parking facilities will help to sustain and
enhance the vitality and viability of the town centre. Consequently, the

146
 development of any retail proposals will be required to provide car parking facilities
to serve a dual purpose: that of serving the needs of the adjoining store/s; and for
short stay town centre use for shoppers/visitors who may or may not wish to use
the new retail facilities. Such an approach is in accordance with advice in PPG6.
However, both the Borough Council and the retailers will be concerned to ensure
that these car parks are not used for long stay (commuter) parking purposes.
Accordingly, the Borough Council will seek the introduction of control mechanisms,
such as manned barriers or ticketing. It will be the intention of the Borough Council
to secure such provision (and appropriate controls) through conditions or a Section
106 Agreement.

8.97 Residents of Canal Road currently park on the highway or on adjoining land within
the ownership of the Borough Council. Redevelopment proposals must have regard
to a possible loss of parking provision for such residents. One possible solution
could be an extension to the residential parking schemes currently being examined
for the town.

8.98 Retail, leisure and office developments will be required to make financial
contributions towards an east/west bus priority route through the town (policy T29)
and the proposed park and ride sites at Silk Mills Road and East Taunton (within
the vicinity of Junction 25 of the M5 Motorway), both of which are important
elements of the Taunton Transport Strategy (policy T30). Major commercial town
centre developments will inevitably generate more vehicular traffic movements into
the town centre. However, whilst the Firepool location will facilitate modes of travel
other than the car, it is important to realise initiatives that will minimise vehicular
travel movements within the town centre as much as possible. Otherwise travel
movements will increase within the vicinity of the site. The bus priority route,
combined with park and ride sites will achieve this objective. The site at Silk Mills
Road is intended to attract drivers from the A358, A38 and the B3227, whilst that
at East Taunton will attract drivers from both the A358 and the M5 motorway.

8.99 In order to protect residential amenity, employment-related vehicular access to the

former West Goods Yard and former Cameron Dixon Engineering Works must be
via a new access road which utilises the redundant access and rail bridge adjoining
Station Approach. The road layout within the site should, therefore, be laid out so
as to provide this. Employment-related access will not be permitted along
Whitehall or Albemarle Road.

Other Works and Infrastructure

8.100 Various works are considered necessary for the development to proceed, and
these should be provided by the developer at appropriate stages. The detail of
each is set out below.

A landscaping scheme will be incorporated to enhance the town centre

setting of the development, and to contribute towards internal design. Such a
scheme will be expected to maximise the landscape potential of the River
Tone and the Bridgwater and Taunton Canal. Good pedestrian and cycle
linkages will be sought.
The site should contribute to affordable housing need, as set out in the
housing chapter. A target of 25% affordable housing is proposed for the site
(affordable housing is defined at paragraph 3.42).
All town centre sites are of potential archaeological importance and, as a
consequence, archaeological surveys will be required prior to the granting of
planning permission.

147
 It is understood that much of the site may be contaminated as a result of
previous rail- and canal-related industrial activities. Surveys will be required
at all locations to determine the relative safety of the individual sites.
Remedial measures will be required where a problem is identified.
Contributions will be sought towards public open space on land between the
River Tone and the Bridgwater and Taunton Canal, and land to the east of
Winkworth Way. These areas are currently used as smallholdings, and are
relatively untidy. The opportunity to frame the environmental and ecological
corridor formed by the river and the canal (County Wildlife Sites) together with
the land in between, within a quality riverside development, will be a highly
effective way of improving the amenity of the area.
The site is currently located within flood plain. Any loss of flood plain must be
mitigated for in accordance with PPG25. Prior to any development
commencing on this site, a full Flood Risk Assessment will be required, and
identified flood attenuation measures implemented (refer to policies EN28 and
EN29). Flood maintenance works to the River Tone in this locality include
dredging, the spoil from which is currently deposited in an area adjacent to
the Livestock Market. This process must be safeguarded. Applicants are
advised to seek the advice of the Environment Agency regarding the future
maintenance of the River Tone in this locality.
The remaining site will deliver a minimum of 250 dwellings which, depending
on the dwelling type, could create an approximate need to accommodate an
additional 50 pupils of primary school age, and 38 pupils of secondary school
age. These totals will increase pro rata with any increase in dwelling
numbers above the minimum requirement. There is limited spare capacity in
Tauntons primary and secondary schools. If there is insufficient spare
capacity in nearby schools to accommodate the needs arising from the
development, contributions will be sought towards the cost of providing the
required additional facilities.
.
NORTON FITZWARREN DEVELOPMENT SITE

Major Site Allocation

T4 Sites at Norton Fitzwarren as shown on the Proposals Map are

proposed for a major development site including housing, employment,
community facilities and associated developments as set out in more
detail in policies T5-T7. To ensure the provision of a satisfactory overall
development, a co-ordinated approach and the delivery of the following
key elements will be necessary:

A) primary and secondary school accommodation in accordance

with policy C1;
B) social and community facilities in the local centre;
C) playing fields and public open space in accordance with policy
C4;
D) landscaping;
E) comprehensive flood alleviation scheme which ensures adequate
drainage and a sustainable scheme of flood protection;
F) affordable housing provision in accordance with policies H9 and
H10;
G) a bus route within the site and a service between the site and
Taunton town centre;
H) a comprehensive cycle and pedestrian network within the site
development area, providing convenient access to local services,

148
 community facilities, employment areas and public transport
stops;
I) cycle access that links the site with the existing/proposed cycle
network as identified in the Taunton Transport Strategy;
J) a Norton Fitzwarren relief road to the south of the proposed
residential areas; and
K) traffic calming of Blackdown View outside and on the
approaches to the Primary School.

8.101 The area proposed for comprehensive development is focussed on an area of land
to the south of the B3227. The site is located on the north-west fringe of Taunton,
approximately 4.5 kilometres from the town centre. A number of distinct elements
comprise the development site, which primarily includes an industrial estate, a
mobile home park, the former Taunton Cider works, and MoD Land.

8.102 Norton Fitzwarren is a settlement of mixed character. The older part of the village
is focussed on All Saints Church (grade 2* listed, C13th) and Norton Court (grade
2 listed, C16th), with a small number of other listed buildings either side of the
B3227. There is no conservation area within Norton Fitzwarren. There are a
number of modern housing estates both private and public, as well as MoD family
accommodation to serve the military barracks at the Norton Manor Camp.
Commercial activity within the village was, for a long time, dominated by two large
employers: Matthew Clark Limited (formerly Taunton Cider) and the Taunton
Trading Estate. Matthew Clark Limited ceased production at Norton Fitzwarren in
December 1998. Their site has been vacated, although is now available for short-
term letting. The Taunton Trading Estate is still in operation. This site is one of the
largest employment areas within the Borough, although it is no longer operating to
full capacity. Historically, both of these sites have contributed to the heavy traffic
flows experienced along the B3227.

8.103 The landscape setting to Norton Fitzwarren is dominated by the Norton Camp Hill,
a prominent landmark defined as a Special Landscape Feature. To the south of
the mainline railway are extensive areas of agricultural land subject to flooding,
comprising the River Tone Green Wedge. To the east of the site runs the course of
the Back Stream. Surrounding the stream are fields which historically formed part
of the Green Wedge which separated Norton Fitzwarren from Staplegrove. The
Back Stream is one of three watercourses which run through or adjacent to the site.
Significant groups of trees line these watercourses and add significantly to the
semi-urban environment in which they are found. Many of these trees are
protected by TPOs.

Key Planning Considerations For The Development Of The Site

Sustainable development

8.104 The proposed development site is wholly brownfield in nature. Taunton Trading
Estate, Prings Mobile Home Park and the former Matthew Clark Cider Factory are
all sites with an existing or former use, and all are within close proximity to a full
range of community services and facilities. The identification of this site removes
the need to identify comparable amounts of housing land at greenfield locations.
The allocation of these sites represents a major contribution towards complying
with the Local Plan strategy, which is founded upon the principles of sustainable
development.

149
Traffic

8.105 The B3227 is heavily trafficked, particularly during peak commuting hours. A
significant proportion of vehicular movements were previously attributed to HGVs
travelling to and from the Matthew Clark Cider Factory. HGVs still use this route,
travelling through the village to and from the Taunton Trading Estate and
employment sites further out to the west. As a consequence, the route of the
B3227 has caused considerable severance, effectively separating the majority of
the residential areas (to the north of the road) from employment and service
facilities (to the south). It has long been the wish of local residents and both the
Parish and Borough Councils to see the route of the B3227 traffic calmed as it
passes through the heart of the village.

8.106 Other significant traffic problems are encountered along the heavily trafficked Silk
Mills Lane/Road (to the immediate east of the development site), particularly at the
railway level crossing. Silk Mills Lane/Road is a primary road and identified as a
County Route in the Structure Plan. This road acts as the western side of a box of
roads around Taunton, and is one of few traffic alternatives to the town centre. The
rail line which the road crosses is of national significance, being part of the main
line railway between Bristol and the West Country. The frequency of trains here
results in traffic movements along the Silk Mills Lane/Road being halted for 6 hours
in any 24 hour period. Consequently, any major development at Norton Fitzwarren
will have severe implications for travel patterns in this location. It will be essential
for any proposed scheme to have regard to such potential problems, and contribute
towards identified solutions.

Drainage

8.107 In addition to severe traffic problems, other major influences in this location include
the River Tone and the various other watercourses that pass through or adjoin the
site, all of which are subject to periodic flooding. Land to the south of the rail line is
within the flood plain of the River Tone. Ford Farm, the Cider Factory and various
parts of the existing village are subject to periodic flooding from both the Norton
Brook and the Halse Water (a tributary of the River Tone). These three
watercourses can cause severe disruption during flood events. The eastern part of
the site, occupied by Taunton Trading Estate, is subject to occasional flooding from
the Back Stream. Also, flood modelling indicates that the southern part of the
Taunton Trading Estate is subject to flooding from the Halse Water. Any proposed
scheme must have full regard to such problems and must be approached in an
environmentally sensitive manner.

8.108 The above has resulted in three key planning considerations for the development of
the Norton Fitzwarren major development site. These are to deliver a scheme
which:

maximises the amount of development on brownfield land in accordance with

Local Plan strategy and government advice relating to sustainable
development;
provides the integration of residential areas and community facilities; and
ensures the provision of other essential and related off- and on-site highway
and infrastructure measures, such as comprehensive flood relief measures
and community facilities.

8.109 These considerations have shaped the proposals for this area.

150
A Co-ordinated Approach To Development

8.110 There are a number of landholders and developers who have important parts to
play in the future development of the Norton Fitzwarren Major Development Site,
and the Borough Council will seek to play a co-ordinating role. A piecemeal
approach to the development of the individual sites will not deliver the community
facilities and infrastructure necessary for the implementation of a successful
scheme which can claim to have minimised environmental impact whilst
maximising community benefit. As such, no individual development will be
permitted until the Borough Council is satisfied that the requirements of policy T4
can be delivered. This will ensure that a co-ordinated approach is secured
amongst all interested parties to the benefit of the proper planning of the area. The
formation of a consortium will be encouraged, so as to enable the equalisation of
contributions amongst potential developers. However, in the absence of such,
each development will be required to make an appropriate scale of provision which
is directly related to the net impact of their proposal. However, it is important to
recognise that there are elements of infrastructure which directly arise from the
proposal and which the developers must wholly fund, and those other elements to
which the development must make a contribution commensurate with net impact.
The Norton Fitzwarren Development Guide provides more detail.

8.111 A draft Development Guide currently exists for this site, published in 1999. This
guide will be revised and updated in due course, to take account of public opinion
and recent developments in the consideration of this site. The Guide will clarify the
relationship between landowners and the Council, and in addition will: expand in
detail on the range of uses outlined below (policies T5-T7); clarify the details of the
required infrastructure; detail the phasing of development and of the infrastructure
works; and clarify Council policy with respect to any Compulsory Purchase that
may be required.

Other Works and Infrastructure

8.112 Various works are considered necessary for the development to proceed, and
these should be provided by the developer at appropriate stages. The detail of
each is set out below.

Extended primary school facilities will be required to accommodate the

additional 154 primary school pupils likely to be generated (refer to paragraph
6.5). Accordingly, the existing primary school at Blackdown View will need to
be extended by five to six classrooms, with playing fields transferred to an off-
site location (refer to policy T7). Additional staffing facilities will also be
required. All new buildings must be of permanent construction, with the
delivery of facilities phased to the rate of house building. This proposal will
need to be subject to separate statutory consultation under the provisions of
the Education Acts.
Additional secondary school facilities will be required, to be provided at
Ladymead Community School, to cater for the 108 pupils generated (refer to
paragraph 6.5). Additional staffing facilities will also be required. All new
buildings must be of permanent construction, with the delivery of facilities
phased to the rate of house building. The measures that will be introduced to
assess the contributions required towards primary and secondary school
provision are detailed at policy C1.
New playing fields will be required. Contributions will be required towards the
off-site provision of these facilities (refer to policies C4 and T7(B)). An
extension to the existing playing fields at Stembridge Way is proposed. This
has the benefit of consolidating provision at one location within the

151
 community, where advantage can be taken of the existing facilities including
pavilion and car park. An extension and improvement of these facilities will
be required from the development, as well as a contribution towards future
maintenance. This is likely to involve an extension to the changing and
storage areas, as well as improved toilet facilities (all improvements to
incorporate disabled access requirements). The developers will be required
to assess the adequacy of the drainage facilities that currently serve the
existing pavilion. An improvement to the access may also be required,
dependent upon the perceived level of usage. The provision of childrens
play areas will be required throughout the development, as set out in criterion
(A) of policy C4.
Linear areas of open space will be necessary within the housing areas at the
Taunton Trading Estate and the former cider factory. These will be subject to
negotiation.
A landscaping scheme will be incorporated to minimise landscape impact,
contribute to internal design, and ameliorate noise and other pollution from
new roads, the railway, industrial areas and other potential sources.
A full drainage survey will be required to investigate the following matters, and
to implement appropriate schemes as required by the relevant agencies:
sewerage discharge measures; water supply distribution; protection of the
Halse Water and Back Stream from polluted run-off from development areas;
protection of the quality of ground water used for abstraction in Zone 1 of the
Source Protection Area; and protection of all new development from a
minimum 200 year flood risk from the Halse Water, Norton Brook, and Back
Stream. Any proposed scheme of flood protection must not result in
increased discharge downstream, to the detriment of existing or proposed
developments. Having had regard to the advice within PPG25 (Development
and Flood Risk), a comprehensive flood protection scheme is proposed. This
will involve an on-line detention reservoir on the Halse Water to the north of
the settlement, on land adjoining Montys Lane, and comprises the
construction of an earth bank, with controlled outflow. Floodwaters will pond
up behind the earth bank (dam), reducing the flow of the Halse Water
downstream within the urban area of Norton Fitzwarren. In addition,
improvements to the channel of the Halse Water will also be required where it
flows through Ford Farm and the cider factory, by means of providing extra
capacity (increased channel width) and the removal of redundant culverts.
Improvements to the Norton Brook will be a fundamental component of this
scheme, and will be provided via the provision of a diversion channel linking
to the Halse Water. The Back Stream is also subject to occasional flooding,
and this will be mitigated by a variety of measures, including the provision of
on-site compensatory storage, the removal of redundant culverts, and other
detailed measures of flood protection. The resulting scheme will be highly
sustainable, affording flood protection to the new dwellings and the existing
community. The Borough Council as Drainage Authority, working in
conjunction with the Environment Agency, have made significant progress
towards the eventual implementation of such a scheme, which is both
technically feasible and financially viable. The scheme will be detailed in the
Norton Fitzwarren Development Guide. No development will be permitted on
land which is liable to flood prior to the implementation of the flood protection
scheme. In addition, as a prerequisite to development, the Borough Council
and the Environment Agency will require a vehicular link from the Taunton
Trading Estate to Silk Mills Lane. This is required so that vehicular traffic
arising from the development can avoid the Cross Keys roundabout, as it is
subject to frequent flooding. Any development of the site is likely to have an
impact on the water environment. Watercourses and wildlife will require

152
 protection, and schemes to show how this protection is to be achieved must
be provided.
The site should contribute to affordable housing need, as set out in the
Housing chapter. As there are unusual costs associated with this site (major
flood scheme/brownfield land) the Borough Council has set a target figure of
20% of all dwellings to be affordable, amounting to 154 dwellings (refer to
policy H10).

8.113 In addition to the above, various surveys will be required as part of the
development control process. These include the following.

Archaeology - Taunton Trading Estates connection with the Second World

War has recently resulted in its designation as an Archaeological Site of
County Importance. However, it is considered that the importance of the site
in terms of the planning strategy for Taunton Deane outweighs this
designation, and hence its allocation for development. English Heritage have
confirmed that the buildings on the site are some way below the criteria for
listing, and although the site is certainly one of the best preserved in the
country of its type, it is possible to find others which have permanent fabric
which would be more likely candidates for listing or for scheduling. However,
it is essential to ensure that the sites historical connections are preserved
through an archaeological evaluation which shall be undertaken by a method
of on-site survey and recording. Other parts of the site will also generate a
potential for archaeology. This is particularly the case at the Norton Hill Fort,
where there is a proposal for public open space (refer to policy T7).

Ecology - Parts of the site have great potential for wildlife interest, both fauna
and flora. This is particularly the case within the Ford Farm area (where
channel improvement works to the Halse Water will be required), where otters
and kingfishers (amongst others) have been sighted. Channel improvement
works (required as part of the comprehensive flood scheme proposals) may
cause disturbance to protected species, and particularly otters. As such, the
provisions of the EC Directive 92/43/EC are relevant, and a licence may be
required from DEFRA before such works can proceed. An ecological survey
will therefore be required, detailing measures to be implemented to ensure
the protection of endangered species.

Environmental Impact Assessment - An EIA will be required for this proposal.

This appraisal should contain the results of all relevant survey work, including
archaeology, ecology and landscape impact. A scoping opinion has been
prepared by the Borough Council.

Transport Provision

8.114 It has already been identified that the movement implications of a development of
this size will be considerable and, consequently, a large amount of transport
infrastructure will be required. It is important that these are provided at an
appropriate time in the overall development.

8.115 The bus and cycle provision within and off the site is particularly important to
minimise the car travel implications of the development. The elements referred to
in the policy are part of the Transport Strategy, and will also contribute to the
overall aim of a sustainable transport system in the town. The provision of bus and
cycle facilities will be required at an early stage of each phase of development.
This will provide new householders with an early choice in travel mode for
shopping- and employment-related travel. Without such facilities, an established

153
 reliance upon the car could quickly develop. Infrastructure will be phased to ensure
the early delivery of key links in the bus and cycle network. Revenue contributions
will only be sought if they are necessary to ensure an adequate bus service to
Taunton from the time that the first dwelling is occupied.

8.116 In terms of highway safety, traffic management and environmental impact, it would
be totally unacceptable to allow the projected levels of vehicular movement to use
the existing B3227 as the only route into and out of the proposed development
sites. Consequently, the provision of a distributor road to the south of the proposed
residential areas will be necessary. To ensure that the distributor road is
considered as a convenient alternative route to the B3227, its construction must
ensure a continuous link from Silk Mills Lane to the former cider factory. This will
enable the majority of residential traffic within the site to avoid the use of the B3227
when accessing Taunton and other areas to the east. Within the former cider
factory, access to the land to the south of the Halse Water will only be permitted via
the distributor road, while land to the north of the Halse Water will access directly
on to Station Road/B3227. Additionally, HGV traffic from the proposed new
employment areas will also be able to use the new distributor road to the benefit of
an improved environment within the centre of the village. The delivery of the
distributor road will be secured through a bond, with construction phased according
to the rate of house building. However, as a prerequisite to development, that part
of the distributor road that links the Taunton Trading Estate to Silk Mills Lane must
be provided, in order that the occupiers of the future housing and employment
developments have an alternative access when flooding occurs at Cross Keys
roundabout (the area will flood in an extreme storm event). The completion of the
distributor road is likely to be tied in with the construction of a set number of
dwellings. Such details will be investigated following the submission of a Transport
Assessment.

8.117 There will also be a need to secure the partial traffic calming of Blackdown View in
the vicinity of the Primary School. The school is expected to accommodate an
additional 150 pupils, which generates significant travel implications. There is the
potential for conflict between motorists, buses, cyclists and pedestrians.
Accordingly, there is a fundamental need to secure a safe environment outside the
school. The form of traffic calming, and timing of delivery, will be subject to
negotiation and involve a number of parties, including the school, local residents,
highway authority and developers. Implementation of the scheme will be sought
early in the school expansion program.

8.118 Traffic calming and environmental enhancement schemes will be sought on the
B3227 where it passes through the village, to create a safer, more appropriate
environment. Funding will be sought through the LTP process. A comprehensive
scheme will have to await the delivery of a village relief road. The Highway
Authority will consult with local residents and businesses on the detail of a scheme.
Before then, the Borough Council and Highway Authority will have regard to the
local safety issues arising from the consideration of each individual planning
application, through the development control process. This may result in the need
for improved crossing facilities within the centre of the village, to avoid severance
and danger to pedestrians. Each case shall be considered on its merits. The
B3227 will be suitable for some estate road accesses, subject to the approval of
the Highway Authority.

Housing Allocations

T5 The following sites are allocated for housing development as part of the
Norton Fitzwarren major development site:

154
 A) Taunton Trading Estate incorporating Prings Mobile Home Park,
14.8 hectares;
B) Matthew Clark Cider Factory, 3.9 hectares; and
C) MoD Land, Cross Keys, 0.9 hectare.

8.119 These three housing sites offer scope for approximately 770 dwellings in locations
which are well-related to existing residential areas of Norton Fitzwarren. The
relationship between these areas will be enhanced as a result of the traffic calming
of the B3227, which will be sought through the LTP process, and the creation of an
extensive footpath and cycleway network within the proposed redevelopment area.

8.120 The Taunton Trading Estate was originally built as Second World War tank factory
and army supply depot, but has been used as an estate for warehouse, storage
and distribution depots since the 1960s. However, the buildings are showing signs
of their age and the site is now considered appropriate for development (part
residential and part employment). To the immediate west of this site is Prings
Mobile Home Park. This current residential site is not in a very desirable location,
being sandwiched between Taunton Trading Estate and the former Matthew Clark
cider factory. It is therefore considered suitable for residential redevelopment. The
Matthew Clark site is available for development following a company decision to
concentrate cider production at Shepton Mallet. The site is suitable for a mix of
development, including residential, employment and community facilities. The final
housing allocation is at the junction of the B3227 and the A358, where they meet at
Cross Keys Roundabout. This relatively small site is within the ownership of the
MoD, and currently comprises a number of Nissen huts which are used for storage
purposes. The site can provide a natural extension to the adjoining housing area to
the immediate west, and is suitable for a minimum of 30 dwellings. Vehicular
access to the site will be required from the extreme westerly point of the site,
directly on to the B3227. In the interests of visual amenity, a 20 metre landscape
strip will be required around those boundaries of the site which front the B3227 and
the A358. This will leave a net development area of approximately 0.9 hectare.
The development of these sites will be dependent upon phasing arrangements
relating to flood relief and the provision of a distributor road (refer to paragraphs
8.112 and 8.116).

8.121 The proposed development sites contain a number of mature trees (especially
along the watercourses), many of which are protected by TPOs. It will be a
requirement of any proposed scheme to maintain as many of these trees as
possible.

8.122 In addition, the proposed housing sites come within close proximity to the main line
railway, the distributor road and proposed employment sites. Noise pollution may
be an issue in these locations. Consequently, a noise nuisance analysis will be
required (including on-site survey work where appropriate) to determine the extent
of any problems. Remedial measures will be required where potential problems
are identified. This could involve the introduction of appropriate landscaping belts
or the construction of noise bunds (landscaped earth banks). The layout of
employment units adjoining the rail line will help to reduce the impact of train noise.
Similarly, the layout of housing estates will be carefully considered with a view to
minimising the transmission of vehicular noise. Employment units adjoining
residential properties will be restricted to light industrial (neighbour friendly) uses. It
may be necessary to restrict the use of some of the other units to light industrial
purposes. However, this will be determined through the detailed consideration of
relevant health and environmental considerations.

155
Employment Allocation

T6 The following sites are allocated for employment facilities for business,
industrial and warehousing development as part of the Norton
Fitzwarren major development site:

A) Taunton Trading Estate, 7.5 hectares gross (5.2 hectares net);

and
B) Matthew Clark Cider Factory, 0.7 hectare gross (0.5 hectare net).

8.123 Two small employment sites are allocated to facilitate local employment
opportunities, totalling 5.7 hectares net, reducing the overall need to travel for
residents. A range of uses will be suitable within Classes B1, B2 and B8, although
it will be necessary to restrict the use of those units that adjoin the residential areas
to Class B1 only.

8.124 The Taunton Trading Estate is currently the workplace of approximately

300 employees. Accordingly, it will be necessary to phase development in this
location to ensure the minimum disruption possible. Details are provided in the
Norton Fitzwarren Development Guide. The Borough Council will seek to secure a
range of uses across the whole site, including small start-up units (up to 93 square
metres), to larger premises for warehousing and storage purposes (in excess of
929 square metres).

Community Developments

T7 The following sites are allocated for community uses as part of the
Norton Fitzwarren major development site:

A) Matthew Clark Cider Factory and Mill House; Local Centre

including local shopping and other commercial and community
uses, 1.7 hectares;
B) west of Stembridge Way; playing fields, 4.3 hectares;
C) along the course of the Halse Water and elsewhere within the
housing areas; linear public open space;
D) Norton Fitzwarren Primary School, Blackdown View; school
extension; and
E) Norton Fitzwarren Hill Fort; public open space (5.6 hectares).

In addition, a new school playing field to meet the needs of the expanded
primary school will be required on a site to be agreed by the school and
Education Authority.

8.125 It is vital that new housing areas are served by community facilities, ranging from
local shopping to public open space. Accordingly, sites are allocated for such
uses.

8.126 A range of facilities which are of direct community benefit will be considered
appropriate for the local centre site. Such uses may include local shopping
facilities, a public house, a health centre, veterinary surgery, dentist surgery or
church. The Mill House may provide the opportunity for a health and fitness centre
through conversion. It is essential that any retail facilities are of purely local
significance, to serve only the expanded catchment of Norton Fitzwarren. This will
have the benefit of reducing travel for local residents to existing stores in Taunton
or Wellington, whilst avoiding the alternative situation of drawing people from long
distances to shop in Norton Fitzwarren. A foodstore with a gross floorspace of up

156
 to 1,393 square metres (15,000 square feet) could be appropriate, subject to
investigation through retail and transport impact studies. In addition, a number of
smaller units, in the order of 93 square metres gross (1,000 square feet) for
purposes within Classes A1 (retail), A2 (financial and professional services) and/or
A3 (food and drink) could be provided. The site should be designed so as to
facilitate limited but convenient car parking facilities for the village hall, as part of
the wider car parking proposals for the local centre. The village hall currently has
no car parking provision, which is inconvenient for those reliant on car travel
through disability or the need to make deliveries. The village hall acts as the
current focus of the community, containing a number of essential facilities such as
a meeting hall. However, the development will be required to contribute to an
upgrade and expansion of the hall, in order to provide facilities of a standard to
meet the needs of the expanded community.

8.127 New playing fields will be required, to be provided in accordance with the
requirements of the general policy C4. An extension to the existing facilities at
Stembridge Way would enable the provision of enhanced facilities to serve the
entire settlement. Two overhead power lines cross the site. The larger is part of
the National Grid electricity supply, and will not interfere with the organisation of
sporting activities on the site (with some minor exceptions, such as the flying of
kites). The Borough Council will continue to consult with the National Grid
Company, regarding safety implications. The smaller power cables will need to be
diverted or placed underground in order to avoid interference with sporting
activities.

8.128 Various linear areas of open space will be necessary within the housing areas
which are allocated at the Taunton Trading Estate site, Prings Mobile Home Park
and the former cider factory. These areas of open space should be built around
landscape features that are worthy of retention, as well as the footpath and cycle
network, and along the course of the Halse Water (through the former cider
factory). This will deliver convenient and attractive access routes through the
development areas.

8.129 The existing primary school at Blackdown View is allocated for a five to six
classroom extension (dependent upon final pupil numbers). However, the existing
site is relatively small. This necessitates a reorganisation of facilities, with the
school playing fields being transferred to an off-site location. A site of 0.8 hectare
will be required. A number of options are currently being explored, including the
joint use of existing/proposed public playing fields at Stembridge Way, and a site
adjoining Burnshill Drive, to be linked by a proposed footpath off Taylor Close. The
Education Authority has yet to make a final decision as to its preferred option. The
chosen site will need to be made secure with the introduction of appropriate
security measures, as well as being accessible to the disabled.

8.130 The top of the Hill Fort, amounting to some 5.6 hectares, is allocated for Public
Open Space. The Borough Council will investigate a variety of means to bring the
Hill Fort into community ownership. This will include the Heritage Lottery Fund.

8.131 On such a major housing scheme, the provision of a District Heating Scheme
maybe feasible. This would encourage improved energy efficiency in line with the
plan objectives.

157
MONKTON HEATHFIELD/BATHPOOL DEVELOPMENT SITE

Major Site Allocation

T8 Sites at Monkton Heathfield are proposed for a major comprehensive

development including housing, employment, community facilities and
associated developments as set out in more detail in policies T9-T12.
To ensure the provision of a satisfactory overall development, a co-
ordinated approach and the delivery of the following key elements will
be necessary:

(A) primary and secondary school accommodation in accordance

with policy C1;
(B) social and community facilities in the local centre;
(C) playing fields and public open space in accordance with policy
C4;
(D) preparation and maintenance of a local nature reserve;
(E) landscaping;
(F) surface water attenuation;
(G) affordable housing in accordance with policies H9 and H10;
(H) bus priority measures within the site and linking the site to
Taunton town centre;
(I) revenue support if necessary to maintain a frequent quality bus
service linking the site to Taunton town centre;
(J) a comprehensive cycle and pedestrian network within the
development area and Monkton Heathfield village, providing
convenient access to the schools, local centre and employment;
(K) cycle access to Taunton town centre via the A3259 and the canal,
to the Riverside Leisure and Retail facilities and from Creech St
Michael;
(L) eastern and western relief roads; and
(M) traffic calming and environmental enhancement on the existing
A38 and A3259.

8.132 A major new development is proposed in the Monkton Heathfield/Bathpool area as

part of the Local Plan strategy. It can be considered an urban extension in PPG3
terms, and as a strategic site is considered an appropriate way to plan for
Taunton's growth. The proposal consists of housing development with local
facilities, services and employment as part of an overall mixed-use neighbourhood.
The area indicated on the Proposals Map totals approximately 67 hectares,
comprising a mixed-use neighbourhood containing housing development with local
facilities, services and employment as set out in policy T9; an additional, smaller
residential area as set out in policy T10; an additional area for educational use as
set out in policy T12; and a separate employment allocation as set out in policy
T11, primarily aimed at contributing to the freight generating and strategic need for
employment land within the Borough. This major comprehensive development
proposal is well located for public transport provision and a balanced sustainable
transport system is proposed as part of the development.

8.133 The major development allocation has the potential for approximately 1,000
dwellings overall. In line with the sequential approach to housing development
incorporated into the Plan in line with PPG3, this site is not one of those which
should be brought forward earlier than 2006, other than the release of residential
land for in the region of 150 dwellings in parallel with an equivalent area of
employment land within the major development site, in order to assist in early
provision of infrastructure.

158
8.134 The area proposed for comprehensive development centres on the settlement of
Monkton Heathfield, just to the north-east of Taunton and some 3.5 kilometres from
the town centre. It is in a transition zone between the Quantock Hills to the north
and the River Tone floodplain to the south, sloping generally from north-east to
south-west. Monkton Heathfield itself is on a plateau of more level land which
extends eastwards. The area is generally good agricultural land with an open
character. Trees tend to be in hedgerows, small copses or along streams.
Communications are a major influence, with the A38 and M5 to the east and the
railway and canal to the south.

8.135 Monkton Heathfield has a mixed character. The oldest buildings are farmhouses
and agricultural cottages. Other development is mainly inter-war ribbon
development and post-war housing estates. There is therefore little of special or
historic interest, with no listed buildings or conservation area. The settlement edge
tends to be unsoftened by planting, except for the most recent developments.

8.136 The settlement is badly affected by through traffic. In particular, the northern area
around Greenway is severed from the rest of Monkton Heathfield and its services
by the A3259.

Key Planning Considerations for the Development of the Site

8.137 The key planning consideration has been to maintain the open wedges of land
which separate Monkton Heathfield from Bathpool in the south and Taunton and
Cheddon Fitzpaine to the west. This continues to be the aim and has shaped the
proposals for the area. Additional areas are proposed to be protected by the green
wedge policy, to the south and east of Monkton Heathfield and Bathpool. These
provide a clear basis for the protection of the settlements separate and distinct
characters in the future, set out in policy EN13.

8.138 The proposals aim to build on the existing community and services of Monkton
Heathfield in a sustainable manner. This will involve the incorporation of a range of
uses which minimise the need for residents to travel, including enhanced
community and shopping facilities, employment and open space.

A Co-ordinated Approach to Development

8.139 The sites are in a variety of ownerships and the achievement of the planning
objectives will require the co-ordination of development. Section 106 obligations
will be sought to ensure that this co-ordination happens, and the contents of these
are set out in policy T8 above. Development will not commence until these
obligations are entered into. It would be extremely useful if a Master Plan could
be agreed between the Planning and Highway Authorities and potential developers
and/or landowners as part of that process.

8.140 The Borough Council will prepare a Development Guide in due course, in
consultation with the local community and other interested parties. The Guide will
form a clear basis for the negotiations on planning obligations and planning
applications. The Borough Council is determined that developments such as this
will be well designed, to reflect the local character of the area and provide good
quality living and working environments. Policies H2 and S1 refer to this. The
Councils Residential Design Guide provides detailed advice, which will be
supplemented by the contents of the Development Guide to be published for this
site.

159
8.141 Various elements are considered necessary for the development to proceed, and
these should be provided by the developer at appropriate stages. The detail of
each is set out below.

Based upon the County Councils current formula of 30 primary school pupils
per 150 dwellings, the Monkton Heathfield development is likely to generate a
significant number of pupils. Subject to existing spare capacity, this suggests
a need for up to seven new classrooms. Monkton Primary School currently
has only three permanent classrooms, together with five temporary Elliott
units. It has limited spare capacity and this situation is not forecast to change
much. It is not desirable to expand the existing school to the size required to
accommodate the additional pupils arising from the development.
Accordingly, a site for a new primary school is required and funds will be
sought from the development to provide it.

Based on the County Councils current formula of 30 secondary school pupils

per 210 dwellings, the Monkton Heathfield development is likely to generate a
significant number of pupils. Additional facilities will be required at Heathfield
Community School for the secondary school pupils generated, as it is
expected to have little spare capacity. A review of secondary school
catchments may also be required to accommodate this growth since the
school has only a limited ability to expand its capacity on-site. An additional
playing field will be required and a site is allocated close to the school (policy
T12).

The expansion of the schools could have a significant impact on travel and
congestion in the area, and the schools should prepare and implement Green
Travel Plans to minimise undesirable impacts.

Additional public meeting facilities will be required to meet the additional

demand generated, as the existing village hall is already fully used. It is
suggested that an extension to the existing hall and an annexe in the local
centre would meet the need.

Recreational Open Space will be required. This will consist of playing fields
and linear informal open space along Dyers Brook and elsewhere in the
housing areas. The provision of children's play areas will be required
throughout the development, as set out in criterion (A) of policy C4. The
provision of a NEAP close to the local centre would be appropriate. The
area between the motorway, canal and the proposed development is within
the Green Wedge. However, it is possible that continued agricultural use of
this area will not be viable. Accordingly, a use appropriate to the Green
Wedge should be sought. One possible use is public open space/community
woodland.

Dyers Brook is of nature conservation value and is vulnerable to damage.

The designation of a Local Nature Reserve will help to protect and improve
this.

A landscaping scheme will be incorporated to minimise landscape impact,

contribute to internal design and ameliorate noise and other nuisances from
new roads, industrial areas and other potential sources.

160
 A full surface water attenuation scheme will need to be incorporated to ensure
no flooding problems on the sites and to prevent damaging impact elsewhere.

The site should contribute to the affordable housing need, set out in the
Housing chapter. There are no unusual costs associated with a site of this
size, so the normal policy of 35% affordable houses should be incorporated in
the development, amounting to some 350 dwellings. The Housing chapter
explains in particular the need for social housing and accordingly, the priority
for provision on this site is for dwellings managed in accordance with the
objectives of a registered social landlord.

The bus and cycle provision within and off the site is particularly important to
minimise the car travel implications of the development. The elements
referred to in the policy are part of the transport strategy, and set out in
policies T29 and M5 in part, and will also contribute to the overall aim of a
sustainable transport system in the town. If necessary, revenue contributions
will be sought to ensure an adequate bus service to Taunton from the time
that the first dwelling is occupied. Initially an enhanced bus service to
achieve a combined 15 minute frequency will be provided, based on an
upgrading of the existing bus service along the A38 to a minimum 30 minute
frequency, and a new Monkton Heathfield-Taunton loop service with a
minimum 30 minute frequency. These services will need to be improved to a
combined 10 minute frequency before occupation of 75% of the dwellings.
The internal design of the road network should aim to allow the future loop
service to run within 300 metres of 85% of dwellings.

The provision of relief roads to the east and south of the development area is
necessary for the development as a whole to go ahead. The existing busy A
roads would prevent safe pedestrian and cycling movements around the
development, and particularly between the housing to the east and the main
concentration of existing and proposed community facilities west of the road.
The timing of the development in relation to the provision of these relief roads
and the associated traffic calming is therefore crucial to the safety of residents
and the success of the development and will be determined through a
Transport Assessment and reflected in the Development Guide with the aim
of minimising danger to pedestrians and community severance. The
Transport Assessment shall also assess the wider implications of the
development together with timing and implementation of any required
mitigation measures on the A38 and surrounding highway network.

East of Monkton Heathfield

T9 A site of 50 hectares east of Monkton Heathfield is allocated for a

mixed-use development, to incorporate the following uses (with a
minimum site area shown):

A) housing (25 hectares);

B) B1 business development (4 hectares);
C) public playing field (4.5 hectares);
D) primary school (2 hectares);
E) local centre (3 hectares); and
F) landscaping and open space (10 hectares).

Affordable housing will be sought on this site in accordance with

policies H9 and H10.

161
8.142 This site consists of a flat area of fields and hedgerows east of the A38, together
with part of the small valley of Dyers Brook, south of Monkton Elm Nurseries. It
already contains elements of built development, particularly along the A38.

8.143 The site is severed by the very busy A38. Accordingly, as set out under policy T8,
development is dependent on the provision of the relief roads and traffic calming on
the existing A38.

8.144 This large area of housing and other uses should be divided into smaller
individualised locales, through the use of linear open space and appropriate design
considerations. More details will be set out in the Development Guide.

8.145 The site has the potential to accommodate approximately 900 dwellings. The early
phased release of up to four hectares of land for residential development is
proposed before 2006. This is anticipated to accommodate in the region of
150 dwellings and is acceptable only in conjunction with the parallel provision of
four hectares of serviced employment land within this first phase of the Plan and
will be subject to the completion of a S106 planning obligation. This early release
is proposed to facilitate the supply of a quality employment site with good access to
the M5 motorway corridor.

8.146 The precise arrangement of uses within the site is not determined by the Proposals
Map, but is to be left to the Development Guide. This is to facilitate the maximum
level of local involvement in working up the details of the development. The
security of existing and proposed dwellings which adjoin the proposed public areas,
such as playing fields, should be considered.

8.147 The local shopping facilities proposed as part of this development are intended to
provide for local need primarily and not to become a destination for non-local
shopping trips in its own right. Accordingly, the scale of each unit should not
exceed 100 square metres gross. Subject to a retail and travel impact analysis
demonstrating that the scale is serving only a local rather than a district need,
avoids significant impact upon other villages shopping provision and is primarily
accessed by foot or cycle, a convenience store of up to 1,393 square metres gross
may be acceptable, subject also to other relevant Local Plan policies.

North of Aginghills Farm

T10 A site of 4.8 hectares north of Aginghills Farm as shown on the

Proposals Map is allocated for residential development.

Affordable housing will be sought on this site in accordance with

policies H9 and H10.

8.148 This smaller area of housing is the most visually sensitive, so will be screened by
an area of tree planting to the west. It is within the current green wedge which
separates Monkton Heathfield from Bathpool, set on land which rises up to the
north. Access could be from the north, which would require the removal of through
traffic from the A3259 arising from the provision of the relief roads.

8.149 The site will be suitable for lower density houses set in substantial grounds. Over
time this will allow the growth of large trees in the gardens, softening the views of
the site. It is expected that the site will be completed by 2011.

162
South of Langaller

T11 A site of 10 hectares south of Langaller is allocated for B1 light

industry and B8 warehousing development.

8.150 This is proposed as a medium-sized light industrial site. It is within the parish of
Creech St Michael, adjacent to the proposed eastern relief road, which will form
part of the County Route network, and within a few minutes drive of the M5. The
location on the edge of the settlement and at some distance from the town centre,
means that the site is generally unsuitable for office and other high employment
uses in conformity with the strategy and the content of PPG13. The site is
therefore limited to industrial and warehousing uses which have lower employment
densities and the primary requirement is for access to the road network. The site's
proximity to residential properties means that B2 uses are not likely to be
acceptable.

8.151 Access will be from the new relief road at a new junction, possibly a large
roundabout. This will ensure safe and convenient access for HGVs.

8.152 The site is reasonably well enclosed in the landscape and peripheral landscaping
will be required to minimise visual impact. The retention of the attractive trees
within the southern part of the site will be required.

8.153 The incorporation of approximately 1 hectare of the site as an area of small starter
units will be sought as part of the development of the site.

Community Developments

T12 A site of 1.6 hectares east of Monkton Primary School is allocated

for educational uses.

8.154 The expansion of Heathfield Community School (Secondary) will require an

additional playing field, to meet statutory requirements. A site east of the primary
school is allocated for this purpose. The site also includes a small area of land in
County Council ownership which is currently used as a public play area, but which
may be needed in the future for the primary school.

8.155 On such a major housing scheme, the provision of a District Heating Scheme may
be feasible. This would encourage improved energy efficiency in line with the Plan
objectives. The Development Guide will assess the inclusion of such a scheme
and the location of any necessary plant.

HOUSING

Housing Allocations

8.156 The Local Plan strategy focuses development primarily within and adjoining the
Taunton urban area. Housing allocations are to be primarily targeted at brownfield
sites, and also at large greenfield sites. This section introduces the smaller
housing sites identified in Taunton, the major allocations having been identified
within the Major Development Sites section above. The 10 sites listed below
provide scope for the development of approximately 428 dwellings. The majority of
these sites can be considered as brownfield, although a number of acceptable
greenfield sites have been included. Some of the sites below are currently in the
process of implementation and, as a consequence, are shown as having zero

163
 capacity in the summary table at paragraph 3.9 to avoid double counting of
commitments.

East of Silk Mills Lane

T13 A site of 3.6 hectares east of Silk Mills Lane as shown on the Proposals
Map is allocated for a minimum of 80 dwellings, provided that:

A) vehicular access to the site is gained only via Silk Mills Lane;
B) a landscaped acoustic buffer zone to Silk Mills Lane is provided;
and
C) flood mitigation measures are provided, to be implemented prior
to the commencement of the development.

In association with the development, the following will be sought:

D) localised improvements to the cycle network, including links to

and along Bindon Road;
E) affordable housing in accordance with policies H9 and H10; and
F) contributions towards educational provision in accordance with
policy C1.

8.157 A 3.6 hectare site comprising pasture land which rises towards the north and east.
It is bounded by Silk Mills Lane to the west, Staplegrove Road to the north, and Mill
Rise (narrow road) to the east and south. Modern development lies beyond Mill
Rise. Three pairs of semi-detached houses along Mill Rise are included. The site
is surrounded by post and wire fences to the north and west and dense hedgerows
to the east and south.

8.158 This sloping site is very prominent and currently provides an attractive green
approach to Taunton as one drives south along Silk Mills Lane. Indeed, it was
formally part of the Norton Fitzwarren Green Wedge, as identified in the adopted
Taunton Local Plan. Whilst development here would suburbanise this approach,
the provision of a landscaped buffer to Silk Mills Lane would have the effect of
maintaining in part a green approach, especially when viewed in association with
the protected open space to the west of Silk Mills Lane. The buffer would also
serve the purpose of protecting new dwellings from traffic noise generated along
Silk Mills Lane. A noise survey will be required to confirm the minimum depth of
the buffer zone, but on purely landscape grounds it is recommended that this
should be a minimum of 10 metres.

8.159 The site lies beyond the extent of any flood risk zone. However, it is acknowledged
that the flood risk zone to the Back Stream is within close proximity to the western
boundary of this site. The Borough Council will require the submission of a full
Flood Risk Assessment and run-off assessment for the site and approaches (in
accordance with paragraph 60 of PPG25). Agreed flood mitigation measures shall
be implemented prior to the commencement of development. The delivery of
Sustainable Drainage Systems (SuDS) and on-site attenuation of surface water will
prevent any adverse impact upon flood conditions in the vicinity of the Back
Stream. It is known that parts of Silk Mills Lane will flood in a 1:100 year storm
event, principally within the area to the south of Bindon Road. However, modelling
may show that parts of the site frontage may flood in a 1:200 year storm event
(+20%, to take account of the effects of climate change). Flood conditions on Silk
Mills Lane will be improved via the delivery of works to remove flood risk,
associated with the North West Taunton Package (Silk Mills bridge and park and

164
 ride site policies T28(B) and T32(B)) and the Norton Fitzwarren major
development (policy T4). Accordingly, a requirement of the development will be
that access must be sited outside any potential flood risk area. Alternatively,
development shall not be permitted to commence until such time as the flood
mitigation works to Silk Mills Lane have been completed to the satisfaction of the
Borough Council. Foul drainage of the site can be achieved via a private Council-
owned system, with pumping possibly required.

8.160 Silk Mills Lane is a principal road and identified as a County Route in the Structure
Plan. There is a speed limit of 60mph from a point just south of the roundabout at
Cross Keys to Bishops Hull. This includes almost the entire site frontage.
However, the close proximity of the Silk Mills roundabout, the rail crossing and the
junction with Bindon Road (which is proposed for signalling as a result of the
Norton Fitzwarren development policy T4) act as a restraint on vehicular speeds.
Accordingly, access to this site can be gained via Silk Mills Lane. Current traffic
conditions and highway arrangements will prohibit access via the A358 (to the
north), and Darwin Close (to the east) is unsuitable as a vehicular access to serve
the additional 80 dwellings proposed. The Highway Authority will require the
submission of a Transport Assessment (TA) in support of any planning application.
This will need to consider a formal reduction in the speed limit along Silk Mills
Lane. The TA will also need to consider a range of access scenarios, including
access to the site from the existing junction of Silk Mills Lane with Mill Rise (at the
southern end of the site) or a new junction at a position to the north of this. If Mill
Rise is not used as the access point, then all reasonable endeavours should be
undertaken so as to ensure that the access is positioned in a location that avoids
damage to the TPO tree on the site frontage. Whatever the final form and location
of the vehicular access, the development will need to provide suitable access for
the six existing dwellings on Mill Rise. The TA will need to have full regard to the
relationship of this proposal with the significant highway requirements associated
with the major development at Norton Fitzwarren (policy T4), to the immediate west
of the site. The access must be in place before the first dwellings are occupied.
Additionally, the development will need to contribute towards alternative transport
modes, such as the cycle network, which does not currently reach the edge of the
site. Cycle facilities need not be off-road at all times, but for heavily-trafficked roads
such as Silk Mills Lane, cyclists should not have to use the main carriageway. The
developer will need to implement cycle links between the site and a point to be
agreed with SCC, so as to facilitate an improved link from the site to the town
centre. A Transport Assessment will be required as a basis for discussing and
finalising the full range of highway-related works that will be required.

8.161 Affordable housing provision will be sought on this site in accordance with the
requirements of policies H9 and H10 to meet the identified affordable housing need
in the Borough set out in paragraphs 3.47-3.51. The site is not considered to have
unusual costs associated with it, and is reasonably well located for employment
and town centre facilities. Accordingly, the Borough Council considers that some
35% of the dwellings to be built should be affordable, in accordance with the
definition in paragraph 3.42.

8.162 The increase in housing numbers in this area will lead to additional demand for
educational accommodation in the area. Proposals will be assessed in accordance
with policy C1, and contributions sought towards educational provision where this is
necessary to accommodate the additional pupils in local schools.

165
Priorswood Road

T14 A site of 3.3 hectares at Priorswood Road SWEB west depot as shown
on the Proposals Map is allocated for a mixed residential and
commercial development, provided that:

A) approximately 25% of the site area is developed for business or

leisure uses compatible with the adjoining and proposed
residential areas, and in the case of leisure, limited to small scale
facilities with a local catchment;
B) the frontage to the canal is designed to respect the character and
environment of the canal, incorporating a landscaped linear
public open space with a minimum depth of 20 metres; and
C) new dwellings are sited and designed to avoid noise nuisance
from the Obridge Viaduct.

In association with the development, the following will be sought:

D) cycle links to the A3259 and Obridge Lane;

E) education contributions if necessary in accordance with policy
C1; and
F) affordable housing provision in accordance with policies H9 and
H10.

8.163 This site consists of an area of land that was previously used by SWEB for storage
and associated parking. Access to the site will be via Priorswood Road, to the side
of a large office building which is to be retained. The eastern boundary is formed
by the Obridge Viaduct, while to the west are residential properties. The site is
proposed to be redeveloped for a mix of housing and employment uses.

8.164 The employment uses are likely to be located adjacent to the line of the Obridge
Viaduct, an area where traffic generated noise problems would prevent residential
development. To protect residential amenity, they will be restricted to leisure and
business uses. In accordance with policies EC10 and EC12, any leisure uses will
be limited to small-scale facilities serving a local catchment with a high level of
walk-in custom.

8.165 The housing element of this allocation is expected to amount to approximately 100
dwellings, located in the western section of the site. Affordable housing will be
sought in accordance with the provisions of policies H9 and H10 to meet the
identified affordable housing need in the Borough set out in paragraphs 3.47-3.51.
The site is not considered to have unusual costs associated with it, and is
reasonably well located for employment and town centre facilities. Accordingly, the
Borough Council considers that some 30% of the dwellings to be built should be
affordable, in accordance with the definition in paragraph 3.42. To meet the
identified need the priority will be the incorporation of social rented housing.

8.166 The increase in housing numbers in this area will lead to additional demand for
educational accommodation in the area. Proposals will be assessed in accordance
with policy C1, and contributions sought towards educational provision where this is
necessary to accommodate the additional pupils in local schools.

8.167 The design of the site fronting the canal will be a key issue. A landscaped open
area adjoining the canal will be necessary, and the appearance of the development
fronting this must be particularly well considered.

166
8.168 A Transport Assessment will be required for any proposal on this site. This will
need to address highway safety issues and impact upon the Transportation
Strategy. Indeed, any proposal may need to contribute towards appropriate
elements of the Strategy, such as the provision of cycle lanes.

8.169 Development of the site commenced during 2003.

Small Residential Allocations

T15 The following sites as shown on the Proposals Map are allocated for
residential development:

Site Site Area

(hectares)

A Hamilton Road 0.6

B Princess Margaret School, Middleway 1.4
C St James Street Garage 0.2
D Somerset Place 0.7
E Dabinett Close, Norton Fitzwarren 0.3
F 52/55 Upper High Street 0.03
G Gatchell House, Trull 1.5
H The Uppers Playing Field, Greenway Road 2.1

Hamilton Road

8.170 The First Southern National bus depot on Hamilton Road is coming to the end of its
useful life and currently causes noise problems for nearby residents. It is therefore
appropriate to allocate the site for an alternative use. Housing is particularly
suitable. Given its location within reasonable walking distance of town centre
facilities, on a good bus route and near the local centre, a high-density scheme is
required in accordance with Government policy. Accordingly, there should be
about 50 dwellings provided on the site. The setting provided by the Leper
Hospital, an ancient monument, and the attractive and unusually designed Leycroft
Close, to the west, provide important elements to consider in the design. As a
consequence of the existing use of this site, the land may be contaminated. Any
development will be required to investigate the likely hazards, assess the risk they
present and identify and implement any remedial measures required, prior to the
commencement of the new development.

8.171 The site will be expected to contribute to cycle links and bus priority measures,
particularly at the complex Hamilton Road/Wordsworth Drive/East Reach/Victoria
Parkway junction. A contribution towards educational provision will be sought in
line with policy C1. Affordable housing provision will be sought in accordance with
the provisions of policies H9 and H10 to meet the identified affordable housing
need in the Borough set out in paragraphs 3.47-3.51. Given the costs associated
with the development of a new bus depot, a target of 30% affordable housing will
be sought on the site. To meet the identified need the priority will be the
incorporation of social rented housing.

Princess Margaret School, Middleway

8.172 This site is a former special needs school located within a residential area. It adjoins
the Haines Hill Conservation Area, demanding a high standard of design, layout
and landscaping. The school grounds have an amenity value to which development
will need to have regard where practicable. The site should be developed at a

167
 density which makes the best use of the land and therefore should be for no less
than 50 dwellings. Affordable housing provision will be sought in accordance with
the provisions of policies H9 and H10 to meet the identified affordable housing need
in the Borough set out in paragraphs 3.47-3.51. The site is not considered to have
unusual costs associated with it, and is reasonably well located for employment and
town centre facilities. Accordingly, the Borough Council considers that some 35%
of the dwellings to be built should be affordable, in accordance with the definition in
paragraph 3.42. To meet the identified need the priority will be the incorporation of
social housing. The increase in housing numbers in this area will lead to additional
demand for educational accommodation in the area. Proposals will be assessed in
accordance with policy C1, and contributions sought towards educational provision
where this is necessary to accommodate the additional pupils in local schools.
Planning permission for the sites development was granted in November 2004.

St James Street Garage

8.173 A flat, open site occupying a corner plot adjoining Canon Street and St James
Street. The site is currently used largely for car repair and supplies, and
incorporates extensive forecourt parking, the garage building and a number of
buildings along Middle Street. The existing use detracts from the high quality of the
immediate surroundings, being located in an attractive part of Taunton, with
St James Church and the Victorian office developments along Canon Street in
close proximity. Both flats and office developments could be viable prospects on
this site, ideally a high-density development of two or three storeys. However, in
the interests of highway safety, any development will need to be set back from the
frontage to secure visibility at the junction of Middle Street with Canon Street and
Canon Street with St James Street/Priory Avenue. Affordable housing will be
sought as detailed in policies H9 and H10, to meet the identified affordable housing
need in the Borough set out in paragraphs 3.47-3.51. The site is extremely well
located for employment and town centre facilities, and very suitable for a high-
density scheme of flats. Accordingly, the development should be for no less than
40 flats. The inclusion of 30% affordable housing would ensure that a reasonable
contribution was made towards the identified affordable housing need in the
Borough.

Somerset Place

8.174 The site adjoins Victoria Park to the west, East Reach to the south and a builders
merchant to the east. It is currently developed with system built garages and a car
sales and repair establishment. The redevelopment of the site would be a major
visual improvement, although any proposal should retain the line of trees which
comprise part of the western boundary of the site and take account of the setting of
the listed building fronting East Reach. Vehicular access is likely to be from
Somerset Place, and not East Reach, although pedestrian access to East Reach
will be important. The site should be developed at a high density with minimal car
parking, reflecting its location and surroundings. A minimum of 25 dwellings would
be appropriate. Development of the site commenced in late 2001.

Dabinett Close, Norton Fitzwarren

8.175 A triangular site, directly north of the turning head at the end of Dabinett Close,
which is part of a modern residential estate. The site currently forms the corner of
a large open field which slopes down south-eastward from Norton Camp. It is
separated from modern housing by wire fences to south and north-east, and by
dense trees to the south-east. The western boundary is not marked by any
features on the ground. The site adjoins the Norton Camp Hill Special Landscape

168
 Feature, necessitating sensitive design, layout and landscaping. No public sewers
are available to the site. Discharge of foul flows to mains drainage will require an
easement from all private property owners involved. Land surface water problems
have been experienced. All surface water systems are private, necessitating
owners consent to drain water from the site. Planning permission for the sites
development was granted in March 2003.

52/55 Upper High Street

8.176 Small elongated disused site, located between a vacated office/retail building and
small retail outlet on the corner of High Street. The site is in close proximity to the
Brendon House Government Office. The site has recently been used for the
display of advertisement hoardings. Its development would provide a visual
continuation of built frontage. Ideally, it is most suitable for a development of
residential accommodation comprising flats. No car parking can be provided on or
within close proximity to the site, although this is deemed acceptable given the
town centre location with its full range of facilities. However, in the interests of
highway safety, a servicing bay will be required to the frontage of any development.

Gatchell House, Trull

8.177 An allocation which can provide larger style houses in a popular area of Taunton,
or alternatively smaller units of accommodation such as for the elderly. The site
comprises the immediate grounds of Gatchell House, a substantial Victorian
dwelling. Part of the site has been used by the Gatchell House Squash and
Country Club, with facilities such as tennis and squash courts. Other elements to
the site include an orchard and walled garden. The current access to the site is via
the Honiton Road, a frontage which has a substantial group of protected trees.
However, this access may be inadequate to serve a larger development. The
continued protection of the tree group may necessitate that any new access
arrangement is made via Gatchell Meadow, a small modern housing development
to the south of the site. The northern and western boundaries of the site comprise
open areas of countryside. Gatchell House may be suitable for conversion to flats,
but the house and its immediate frontage are excluded from the allocation, because
they add substantially to the quality and distinctiveness of the local environment.
The site meets the criteria set out in policy H9 for the provision of affordable
housing for which the precise level of provision shall be negotiated at the
development control stage, based on the Local Plans indicative targets for
residential development in Taunton. Part of the site has permission, subject to the
completion of a legal agreement, for 10 elderly persons dwellings. Development of
the site will also require a planning obligation to contribute towards sports
development elsewhere in the Deane. Planning permission was granted in March
2004 for 28 dwellings on the larger part of the site, whilst the remainder has
permission, subject to the completion of a legal agreement, for a further
10 dwellings.

Land at The Uppers Playing Field

8.178 This site is located to the north of Greenway Road, from which access will need to
be derived. It forms part of a larger area that the owners, Taunton School, have
indicated is surplus to requirements. The land is currently occupied by sports
pitches, but the School has indicated that these are under-used, and it therefore
wishes to dispose of the site. The site was not originally allocated in the Plan but
was recommended for inclusion by the Inspector following the Public Inquiry into
the Revised Deposit Draft.

169
8.179 A principal requirement of any development will be to ensure that alternative sports
pitches are provided for community use on the portion of The Uppers that is to
remain undeveloped, as shown on the Inset Map. This will need to be achieved
through a Section 106 agreement.

8.180 The site is generally flat, although there is a distinct change of level towards the
middle of it, with the western part being lower than the eastern. The eastern part of
the frontage to Greenway Road contains a row of mature horse chestnut trees that
are of significant amenity value. These trees should be used to frame views to and
from the fronts of dwellings, which should face Greenway Road, although they
must be set back sufficiently to safeguard the health of the trees. The Mill Lease
Stream passes through the western part of the site, and provision should be made
for a drainage balancing pond, to resolve existing drainage problems in Greenway
Road, as part of the development. The remaining area of 1.8 hectares should be
developed for a minimum of 60 dwellings, including a proportion of affordable
housing in accordance with policies H9 and H10.

ECONOMY

8.181 The dominant role of Taunton in the economy of Taunton Deane, and indeed the
wider area, is set out in the Economy chapter. The dominance is reflected in most
sectors of the economy, but particularly in service and retail activity. The decisions
on policies and proposals for employment in Taunton will therefore have a
significant impact on economic and environmental issues.

BUSINESS, INDUSTRY AND WAREHOUSING

8.182 The largest area of employment allocations concerns land for uses within Classes
B1 (business, including offices, research and development and light industry), B2
(general industry) and B8 (storage or warehousing).

8.183 There are currently sites with planning permission amounting to 14.3 hectares
within the Taunton area (that is, the area covered by the Taunton Inset Map).
These are:

Blackbrook Business Park 4.85 hectares

Thornfalcon, Henlade 4.0 hectares
Other sites 5.44 hectares

8.184 The Local Plan seeks to allocate an additional range of sites suitable for a variety of
uses contributing to a sustainable pattern of development. A total of 50.4 hectares is
proposed, as follows:

1. Peripheral mixed-use sites:

Monkton Heathfield 4.0 hectares (policy T9)

Norton Fitzwarren 8.2 hectares (policy T4)

2. Mixed-use sites in the urban area:

Tangier 2.6 hectares (policy T2)

Firepool 5.4 hectares (policy T3)

170
 3. Single use sites in the urban area:

Crown Industrial Estate 9.4 hectares (policy T16)

Courtlands Farm 0.8 hectare (policy T18)*

4. Large peripheral, strategic sites:

Henlade 10.0 hectares (policy HE1)

Monkton Heathfield 10.0 hectares (policy T11)

Note: The Courtlands site is not shown as an allocation under the tables
accompanying paragraphs 4.7 and 4.13 since the land now has an
extant planning permission for development. It is included in the
commitment total in the table at paragraph 4.7.

8.185 The following provides details of the allocated single use sites in the urban area.

East of Crown Industrial Estate

T16 A site of 9.4 hectares is allocated as an extension of Crown Industrial

Estate, provided that:

A) uses are confined to business, general industry and

warehousing, excluding offices;
B) measures are taken to solve any ground stability and landfill gas
problems; and
C) the design and landscaping respects the visual importance of the
Green Wedge to the east and views from the road and rail routes
to the south.

8.186 Land to the east of the Crown Industrial Estate is allocated for a range of
employment uses, within Use Classes B1-B8. However, the site is not well related
to a public transport mode and accordingly high-density office uses will not be
appropriate.

8.187 The site is part of a landfill site, last filled over two decades ago. Accordingly,
ground instability and landfill gas production are likely to be issues. Appropriate
surveys will be necessary to assess the mitigation measures needed for the site to
be developed.

8.188 The site extends the built up area into the currently open land of the tip. The site
boundary is considered to be the easternmost limit of development before there is
significant impact on views across the site and the setting of Creechbarrow Hill
Special Landscape Feature. The remainder of the tip is therefore proposed to be
designated as Green Wedge, and allocated for proposed recreational open space
(policy T37). Accordingly, the design and landscaping of the southern and eastern
boundaries of the site will be required to reflect the visual prominence of the site.
The site adjoins the Bridgwater and Taunton Canal, so development will be
required to respect its setting, character, wildlife and archaeological and
recreational value.

8.189 Land to the north is currently in use as a Civic Amenity Site, and for the production
of recycled compost. This use is expected to continue.

8.190 Access to the site is expected to be from within the Crown Industrial Estate.

171
South of Former Priorswood Concrete Works

T17 A site of 1.8 hectares south of the former Priorswood Concrete Works
as shown on the Proposals Map is allocated for offices and light
industry, subject to the need to respect the residential amenity of the
adjacent residential area and provide an attractive frontage to the
railway line.

8.191 The area south of the former Concrete Works off Priorswood Road, which has now
been redeveloped for housing, is allocated for business and office uses within
Class B1 of the Use Classes Order. The site is well related to the railway station
and within walking and cycling distance of a large residential area. Accordingly it is
suitable for high-density employment uses. It is within the Central Area of Taunton
and accordingly is subject to parking restraint. The design of the boundary to the
railway should be of a high quality to reflect its high visibility.

West of Courtlands Farm

T18 A site of 0.8 hectare west of Courtlands Farm as shown on the

Proposals Map is allocated for low density employment uses with small
buildings designed to respect the setting of Norton Camp Hill.

8.192 Land west of Courtlands Farm (now Courtlands Industrial Estate) is allocated for a
small extension to the estate. It would be suitable for uses with a relatively low
employment density, as it is not ideally located for non-car access. Uses should
therefore be B1 or B2 industrial or B8 warehousing, as for the existing Courtlands
industrial estate. It would contribute towards meeting the need for smaller start-up
units. The site currently has the benefit of an extant, unimplemented planning
permission. Thus, whilst remaining an allocation it has not been recorded as such
under the tables accompanying paragraphs 4.7 and 4.13, rather, being included as
a commitment under the table at paragraph 4.7.

8.193 The site is adjacent to the Norton Camp Hill Special Landscape Feature, and the
design, layout and landscaping of any proposal must respect this proximity.
Buildings should be small, single storey and set into the ground.

RETAIL

8.194 Taunton has the largest shopping centre in Somerset. Its attraction stretches
beyond the Borough boundaries, as it serves much of the county and parts of east
Devon. Within a twenty minute drive time of the M5 motorway (Junction 25), there
is an estimated catchment population of approximately 280,000 (1996). However,
the 1999 Retail Capacity Study by CB Hillier Parker suggested that a population of
up to 362,000 is within the Taunton sphere of influence. In regional terms, Taunton
shopping centre is identified as second only in size to Bristol and Exeter.
Consequently, within the shopping hierarchy, the town is recognised as an
important sub-regional centre.

Existing Provision

8.195 A primary shopping area has been defined within the town centre which is focussed
on Fore Street. Within this area, there are 293 retail outlets at ground floor level, of
which 227 (77.5%) are Class A1 units, 33 (11.3%) are Class A2 units, 23 (7.8%)
are Class A3 units, and 10 others (TDBC Town Centre Survey, summer 2004).
Secondary shopping areas have been identified adjoining the primary areas, at

172
 Bridge Street, Station Road, Corporation Street, East Reach, Magdalene Lane and
the southern end of High Street. These areas are very diverse in character,
containing a higher proportion of non-Class A1 units. Within the town centre there
are two large food superstores which facilitate linked comparison/convenience
shopping trips. The town centre contains over 91,000 square metres (sq m) of net
retail floorspace (Class A1), of which 78,400 sq m is comparison goods, and
11,000 sq m is convenience goods. The remaining 2,200 sq m consists of vacant
retail space. In terms of units, the town centre contains 451 Class A1 units,
119 Class A2 units, 111 Class A3 units and 102 Others. (TDBC Town Centre
Survey, summer 2004.) Beyond the town centre, there are two large retail
warehouse parks. The Priory Fields site, to the north-east of the town centre,
contains approximately 10,200 sq m of gross comparison floorspace on a site
reconfigured in 2003. The Taunton Riverside site, adjacent to the M5 motorway,
contains approximately 17,200 sq m of gross comparison floorspace. A third,
smaller, retail park (St Johns, Toneway) completed in 2002 provides an additional
3,700 sq m of gross comparison floorspace. The town is also served by out of
town centre Asda and Sainsbury food superstores, as well as a good network of
local shopping facilities.

Retailing Issues within the Town Centre

8.196 During the early part of 1997, the Borough Council commissioned a vitality and
viability study to assess the current health of the town centre. This was updated in
2002. The studies highlighted several strengths of the town centre. These
included:

stability in the number of multiple retailers (Class A1, A2 & A3 units with more
than 20 outlets nationwide) between 1997 and 2002, with over
130 businesses;
low vacancy rates compared with the UK average;
a strong comparison goods sector;
good, centrally located, convenience goods facilities;
an attractive shopping environment; and
a good supply of short stay shoppers car parking.

8.197 The main conclusion drawn from the study is that Taunton has a relatively healthy
and robust town centre. Indeed, this has been the case for many years. The
evidence highlights that recent developments have served to further reinforce the
strength of the town centre, including the appointment of a town centre manager,
the implementation of a town centre pedestrian priority scheme, the Safeway
development and the County Hotel development. These initiatives have functioned
as a catalyst to increase pressure from retail outlets and leisure operators seeking
a location within the town centre. It is essential that the Local Plan recognises this
pressure, and provides opportunities for continual investment.

8.198 Whilst recognising the strengths of the town centre, it is also apparent that there
are currently various weaknesses. These include:

a lack of scope for further retail development within the primary areas;
a shortfall in leisure provision;
a lack of evening vitality; and
vulnerable secondary shopping areas.

8.199 It is important to recognise that the Local Plan cannot provide solutions to all the
problems within the town centre. For non-planning related matters, such as

173
 security, vandalism, parking problems etc, the role of the town centre manager is
essential, being able to bring together the various interested parties to seek a
solution. However, the Local Plan can establish policies which seek to maintain the
overall health of the town centre, and highlight land for development. To achieve
this, general retail policies EC10 to EC13 establish the strategy and policy
framework to guide the consideration of all new proposals for retail development
throughout the Borough. The policies below complement these general retail
policies. For example, they provide a framework against which all proposals for
development within the town centre should be considered. In addition, the Taunton
Chapter identifies several sites that are considered suitable for retail development
within and adjoining the town centre. This will enable a variety of retail formats to
continue to invest within Taunton, and ensure the continued vitality and viability of
the town centre.

8.200 The Borough Council will continue to monitor the health of the town centre. To help
achieve this, a comprehensive survey is undertaken each year. This records all
uses within the town centre, but is primarily aimed at collecting information relating
to retail uses within the primary, secondary and tertiary shopping areas. A range of
data is collected for each property, including occupier, use, type of goods sold and
floorspace. In addition, the Borough Council is committed to a full regular review of
the Vitality and Viability Study (refer to Chapter 20 - Monitoring).

Retail Issues Beyond the Town Centre

8.201 Beyond the town centre, other issues are apparent. These include the need to
maintain and enhance local shopping provision throughout the urban area.

8.202 The need to protect and enhance local shopping centres is essential, as such
facilities minimise travel requirements and provide local accessible facilities for
those without access to a car. Policies EC11 and T25 will ensure the continued
health of the defined local shopping centres. In addition, policies T7 and T9 identify
new local centres to serve the proposed residential areas at Norton Fitzwarren and
Monkton Heathfield.

Primary Shopping Area

T19 Within the Primary Shopping Area, proposals for the conversion of
shops to other uses at ground floor level or the provision of non-retail
units at ground floor level by new build or refurbishment will not be
permitted, except where:

A) the proposal would help to sustain and enhance the vitality and
viability of the Primary Shopping Area; and
B) the retail function of the immediate area will not be undermined
by the increased proportion of non-retail uses; or
C) the conversion ensures the restoration or rehabilitation of a
listed building which is currently in a poor state of repair and
which has remained vacant for a significant period of time.
Applicants will be required to demonstrate that any such
property has been actively marketed for retail use.

8.203 A Primary Shopping Area has been defined within Taunton Town Centre where it
will be the Councils aim to maintain a high proportion of retail uses, and in
particular those uses within Class A1 of the Use Classes Order.

174
8.204 However, there may be circumstances where the Borough Council would wish to
permit the conversion of a shop within the defined Primary Shopping Area to
another use. For example, the conversion of a listed building to ensure its
rehabilitation, or the introduction of new restaurant or leisure facilities.
Consequently, in order to provide flexibility, it is considered that a policy which
precludes all non-Class A1 uses would be inappropriate. Accordingly, a criteria-
based policy is required.

8.205 Criterion (A) seeks to permit non-Class A1 uses which will contribute towards the
vitality and viability of the Primary Shopping Area. Such uses will need to
demonstrate that they are complementary to the core shopping area, by reason of:

creating beneficial diversity (a use which shoppers and/or visitors are likely to
be attracted to as part of a general shopping or tourist trip);
providing visual interest (quality frontages and display area); and
generating significant pedestrian footfall throughout core shopping hours (at
least similar to that generated by prime location Class A1 uses).

8.206 Appropriate uses will include restaurants, cafes, snack bars and leisure facilities
(excluding amusement centres).

8.207 All proposals for non-Class A1 uses will need to be supported by a statement which
details how the proposed activity complies with the requirements of this policy.

8.208 There may be cases where the Borough Council will be willing to permit the
introduction of a certain activity within a particular use class (eg banks - Class A2),
but not allow others within the same use class (eg professional offices - Class A2).
In such circumstances the Borough Council will impose conditions which prescribe
those uses within the appropriate use class that will not be permitted. In some
situations it may also be necessary to impose restrictions over changes of use
which would otherwise be permitted development under the provisions of the
GPDO. These are detailed in policy T20.

8.209 Notwithstanding the above, it is important to maintain and support the principal
shopping function of the Primary Shopping Area, hence the requirements of
criterion (B). An over-proliferation of non-retail uses can seriously fragment
shopping frontages, damage pedestrian circulation, undermine the scale of retail
activity and ultimately change the character of the shopping centre. The Borough
Council will have regard to such concerns when dealing with any proposed non-
Class A1 uses, and will refuse planning permission where it can demonstrate an
adverse impact. As a general rule, the Borough Council will seek to prevent the
establishment of more than two adjoining non-Class A1 units at ground floor level.

8.210 Amusement centres are not considered an appropriate use for the Primary
Shopping Area, given their tendency to generate noise and general disturbance.
As a general rule, such facilities will be directed towards the Secondary Shopping
Areas. However, it is recognised that there is a variety of amusement centres, and
that each case will need to be considered on its merits. In considering all
proposals, the Borough Council will have regard to specific advice within PPG6
(Annex D).

8.211 Criterion (C) seeks to secure the restoration and rehabilitation of listed buildings
which may become vacant for significant periods of time. The preference will be on
securing Class A1 uses. However, if it can be demonstrated that the building has
been actively marketed for Class A1 uses without any success, then consideration

175
 can be given to the appropriateness of non-Class A1 uses (including those which
would normally be prevented through the application of criterion (A)).

8.212 In considering all proposals for non Class-A1 uses within the Primary Shopping
Area, the Borough Council will have regard to the results of ongoing monitoring
activity which seeks to continually appraise the overall vitality and viability of the
town centre (refer to paragraph 8.200).

8.213 Policy T22 and supporting text provide more detail as to the overall aim of creating
diversity of use within the wider town centre environment.

8.214 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the
design of new shopfronts (policy EC16) and security grills (policy EC17) will be
major considerations in this location. Living Over The Shop (LOTS) initiatives have
much to contribute to the vitality and viability of town centres. Opportunities within
the Primary Shopping Area will be actively investigated. The provisions of policy
EC18 apply.

Restrictions on Change of Use from Food and Drink Establishments

T20 Where an over-representation of financial and professional service uses

threatens the vitality and viability of any part of the Primary Shopping
Area, the determination of any application for Class A3 (food and drink)
will be subject to a condition which would remove the automatic change
of use of the property for activities within Class A2 (financial and
professional services).

8.215 There may be occasions where the Borough Council will wish to permit a Class A3
use (food and drink) within the Primary Shopping Area. In such circumstances the
Borough Council may wish to apply a restrictive condition, preventing the change of
use from Class A3 to Class A2 (financial and professional services). The General
Permitted Development Order 1995 normally enables the change of use from Class
A3 to Class A2 without the need for planning permission. The decision to apply a
restrictive condition (and thus remove the provisions of the GPDO) will be
dependent upon:

the perceived overall health (good or poor) of that part of the Primary
Shopping Area; and

an assessment of the effects (positive or negative) of introducing further

Class A2 uses within that part of the Primary Shopping Area.

8.216 Such a cautious approach is justified in an area where it is essential to maintain the
vitality and viability of the core shopping area of the town centre. Where such
conditions are applied, any future proposal to convert the premises from Class A3
to Class A2 will be considered in accordance with the provisions of policy T19.

Secondary Shopping Areas

T21 Within the defined ground floor frontage of the Secondary Shopping
Areas, proposals for additional or enhanced retail facilities will be
permitted. Permission will also be granted to other uses which :

A) are appropriate and complementary to a town centre location;

and
B) generate customer activity; and

176
 C) retain commercial frontage.

Such uses will include those within Classes A2 and A3 of the Use
Classes Order.

8.217 Secondary Shopping Areas have been defined by frontage within Taunton Town
Centre, where it will be the Councils aim to support new retail facilities and allow
flexibility for other complementary uses. Within the Secondary Shopping Areas,
diversification has the most to contribute towards town centre vitality and viability.

8.218 Within the town centre, Secondary Shopping Areas are those areas which naturally
extend beyond the prime retail frontage. They tend to be dominated by retailers,
but in fact a wide variety of uses are to be found, including estate agents,
restaurants, hot food takeaways, doctors surgeries, amusement centres, and
leisure facilities. Secondary Shopping Areas fluctuate according to the health of
the local and national economy, tending to have a higher proportion of Class A1
uses during periods of economic growth, whilst having higher levels of other uses
and vacancies during periods of recession. However, within the Secondary
Shopping Areas, vacancy levels are always significantly higher than is found within
the Primary Shopping Areas. Secondary Shopping Areas complement the range of
goods to be found within the Primary Shopping Areas, and also tend to serve the
daily needs of those residential areas within and on the periphery of the town
centre.

8.219 It is important to maintain the health of these areas. Consequently, proposals for
new or enhanced Class A1 retail facilities will be permitted. However, it is
important to recognise that other uses look to accommodate and compete within
these areas and, in the interest of promoting vitality and viability, should continue to
do so. The majority of non-Class A1 uses which are appropriate to Secondary
Shopping Areas are those uses within Classes A2 (financial and professional
services) and A3 (food and drink) of the Use Classes Order. However, any use
which adds to diversity, creates interest and generates increased footfall should be
permitted. Such uses will include, amongst others, amusement centres,
launderettes, hotels, arts, and leisure facilities. However, uses which result in a
loss of commercial frontage and pedestrian activity, such as residential or Class B1
offices, will not be permitted.

8.220 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the
design of new shopfronts (policy EC16) and security grills (policy EC17) will be
major considerations in these locations. Living Over The Shop (LOTS) initiatives
have much to contribute to the vitality and viability of town centres. Opportunities
within the secondary shopping areas will be actively investigated. The provisions
of policy EC18 apply.

Diversity in the Town Centre

T22 Proposals which complement the existing range of shopping facilities

and create diversity and interest in the town centre will be permitted.
Such uses include restaurants, cafes, public houses, leisure and arts
facilities.

8.221 PPG6 emphasises the importance of a mix of appropriate uses within the town
centre in order to maintain and enhance vitality and viability. Indeed, it is essential
that different but complementary uses are supported, making town centres more
attractive to local residents, shoppers and visitors. Such an approach is equally
valid within the Primary Shopping Area, although it is essential to recognise and

177
 support its main shopping function. Proposals in this area will need to be carefully
assessed in order to judge whether they will complement or threaten the key retail
function. The policy supports the aims of criterion (A) of policy T19. Policy T21
(Secondary Shopping Areas) and general policies S1 and S2 are also relevant.

8.222 For the purposes of this policy (and that of policy EC10), the town centre will be
defined according to appropriate easy walking distance from the Primary Shopping
Area and/or central bus stops. For Class A3 uses, such as restaurants, this is
likely to be within 300 metres of the Primary Shopping Area. For other uses, such
as leisure and arts facilities, a wider definition may be used reflecting the increased
distance which people may be prepared to walk to reach such facilities. In such
cases, a distance of 300-500 metres from the Primary Shopping Area and/or public
transport stations may be appropriate. Each case will be judged on its merits.

SITES ALLOCATED FOR TOWN CENTRE REDEVELOPMENT

The Crescent

T23 A site of 1.7 hectares at The Crescent as shown on the Proposals Map is
allocated for a major retail development scheme, to include food and
drink, leisure and entertainment facilities. Development will be permitted
provided that:

A) existing footpath linkages to High Street and Bath Place are

retained and enhanced, or replacement linkages of equivalent
convenience are provided;
B) the proposal facilitates the continued rear servicing of properties
on High Street, Bath Place, The Crescent and Upper High Street;
C) the proposal ensures the replacement of all current short stay
shoppers' car parking spaces within the redevelopment site;
D) an archaeological survey is undertaken, together with (if
required) excavation and/or evaluation of deposits identified; and
E) the proposal preserves or enhances the character of the
conservation areas and settings of adjoining listed buildings.

In association with the development, the following will be sought:

F) contributions towards both necessary and related off-site works

required to improve highway safety within the vicinity of the site,
as well as contributions towards related elements of the
Transport Strategy, the implementation of which will improve the
overall accessibility of the site. This will include measures to
improve cycle accessibility within the town centre, and assist
with the delivery of bus priority measures including park and ride
facilities; and
G) environmental enhancement works on the section of High Street
which adjoins the site.

8.223 Under-used land at The Crescent provides an ideal opportunity to identify a town
centre site suitable for redevelopment to provide a major retail and leisure scheme.
The site currently comprises mainly short stay shoppers car parking, most of which
is within TDBC ownership. The site is located to the west of High Street (Primary
Shopping Area) and includes several properties here for
redevelopment/refurbishment. The site is bounded to the north by retail premises
on Bath Place (Primary Shopping Area), to the west by commercial premises at
The Crescent, and to the south by Guildford Place. As well as some retail

178
 premises on High Street, the site also includes the Crown Walk shopping arcade
for refurbishment/redevelopment. The Taunton Deane Retail Capacity Study
undertaken in 1999 highlighted that, having taken account of outstanding
commitments, there was an available capacity by 2006 to provide 13,500 square
metres of town centre durable goods floorspace. The Borough Council envisages
that the majority of this floorspace requirement will be accommodated at The
Crescent. However, due to a lack of available capacity and concerns over trip
generation, the site is considered unsuitable for large-scale food retail
development, although small food units could be incorporated as part of any
redevelopment proposals. In addition, the site provides a major opportunity to
enhance leisure and entertainment provision within the town centre. For example,
the Borough Council is aware of demand for additional cinema screens in the town.
The Crescent site provides an ideal opportunity to accommodate a new multiplex
cinema. Other typical town centre uses will also be acceptable within any final
scheme, including restaurants and residential accommodation. The building known
as Telephone House at the rear of the site would be suitable for residential
conversion or other appropriate commercial uses, including offices and leisure.
However, Telephone House is not considered fundamental to The Crescent
development and individual proposals for this building can be considered on their
merits. Given the on-site costs involved with the delivery of this proposal, the
Borough Council has accepted that the site cannot afford to provide any affordable
housing as part of a mixed-use redevelopment. A Developers Brief is available
for this site, which provides further detail as to site constraints, legal issues and the
envisaged form of the final scheme. If necessary, the Borough Council will utilise
its Compulsory Purchase powers to ensure the delivery of this proposal.

8.224 The site is bounded on three sides by listed buildings, with the western and
northern boundaries defining The Crescent and Bath Place Conservation Areas.
Consequently, a redevelopment scheme of scale, massing, quality materials and
design, which preserves or enhances the settings of listed buildings and the
conservation areas, will be required (criterion (E)). The site occupies former
burgage plots to adjoining properties and any design should reflect this historical
association throughout the development. The Borough Council envisages
predominantly three, domestic scale, storeys above ground level, with reduced
scale in the vicinity of Bath Place - a speciality shopping and residential street of
low, two storey domestic scale. The success of any scheme will be dependent on
its ability to satisfactorily demonstrate (throughout) that it is a worthy contribution to
the townscape of this particular area of Taunton, preserves or enhances the setting
of listed buildings and conservation areas and is an integral, rather than isolated,
development in all respects. A Design Statement, which addresses these issues,
will be required to accompany any submitted planning application. A quality,
modern interpretation of historic forms and detailing, which satisfactorily addresses
the above issues, is encouraged.

8.225 Being located adjacent to the Primary Shopping Area, the site provides an ideal
opportunity to establish a quality town centre shopping development. However, in
order to ensure the integration of the site with existing facilities, it is essential to
ensure that good pedestrian linkages are maintained with the rest of the town
centre. Consequently, convenient footpath access will be required leading to both
Bath Place and High Street.

8.226 In order to avoid pedestrian and vehicular conflict, it will be a requirement of the
scheme to facilitate the continued rear servicing of properties on High Street, Bath
Place, The Crescent and Upper High Street. Criterion (E) of policy EC12 also
applies.

179
8.227 Maintaining a good supply of convenient and accessible short stay shopper/visitor
car parking facilities is a key element which contributes towards sustaining and
enhancing the vitality and viability of town centres. The Crescent car park is one of
the most popular shoppers car parks in Taunton. It is essential to ensure that such
facilities will be replaced in full, and that new provision is equally accessible and
convenient to the town centre. Consequently, the proposal must either provide a
multi-deck car park as an integrated part of the scheme, or contribute towards
alternative provision in an equally accessible and convenient location.

8.228 The site is within a designated Area of High Archaeological Potential (AHAP). In
fact, the site is crossed by the Medieval Town Ditch, and is likely to be of
considerable archaeological interest. Research and excavation of the site will be
required before planning permission is granted. Applicants are advised to seek the
advice of the County Archaeologist.

8.229 The proposal will generate increased visitor numbers to this part of the town centre.
For reasons of highway safety, it will be essential to ensure that surrounding road
junctions are safe for vehicles, pedestrians and cyclists. A transport impact study
will be required to assess this issue in more detail. However, contributions will be
sought toward those junctions which require improvements as a result of the
development.

8.230 In addition to facilitating shoppers car parking (criterion (C)), promoting and
ensuring accessibility for modes of travel other than the car is also equally
important to town centre vitality and viability. The Transport Strategy seeks to
realise such an objective, and is complemented by recent TPP/Local Transport
Plan submissions which are heavily weighted towards both high measures of
vehicular restraint and the promotion of alternative modes of travel. The Borough
Council acknowledges that the site, being within the town centre, is in a highly
accessible location. However, access to the site (and the town centre generally) is
in need of improvement. Policies T26 to T32 seek to ensure that direct access to
the town centre is made as convenient as possible for pedestrians, cyclists and
those reliant upon public transport, through the implementation of bus priority
schemes and convenient cycle routes. Without such measures, car trips within the
vicinity of proposed town centre development sites could increase unacceptably.
Accordingly, criterion (F) will require any scheme to contribute towards proposals
for greater cycle accessibility within the town centre, and the provision of an
east/west bus priority route through the town (including park and ride facilities).
Details of these proposals can be found at policies T27, T28 and M5, and are
identified on the Proposals Map. Ultimately, the scale of contribution will be
dependent upon the impact of the scheme in terms of trip generation, over and
above that generated by the existing use of the site. The development will be
required to provide secure cycle parking facilities within the site. The Borough
Council will only permit a level of staff car parking which is in line with the
requirements of policies M1-M3.

8.231 It will be important to integrate the scheme with the rest of the town centre through
the creation of attractive footpath linkages. This, in part, will be achieved through
the implementation of criterion (A). However, it is also essential to ensure that the
immediate environment of High Street is pleasant and inviting as a pedestrian
thoroughfare. Consequently, the Borough Council must ensure that any
development helps to enhance this part of the town centre. This may necessitate
certain off-site enhancement works along the part of High Street which adjoins the
development (criterion (G)). Such provision will help to protect and enhance the
vitality and viability of the town centre

180
8.232 The Borough Council will be mindful of the impact of any development on the
amenities of adjoining and nearby residential properties. Accordingly, the
provisions of policy S1 apply.

Wood Street

T24 A site of 1.4 hectares at Wood Street as shown on the Proposals

Map is allocated for mixed-use town centre redevelopment, to
include residential and one or more of the following uses: retail,
food and drink, offices, leisure and/or entertainment facilities.
Development will be permitted provided that:

A) existing footpath linkages to the River Tone walkway are retained

and enhanced, or replacement linkages of equivalent
convenience are provided;
B) the proposal enhances the setting of the River Tone;
C) the proposal provides car parking for general usage by town
centre shoppers, as well as customers, of any retail
development;
D) an archaeological survey is undertaken.

In association with the development, the following will be sought:

E) contributions towards both necessary and related off-site works

required to improve highway safety within the vicinity of the site,
as well as contributions towards related elements of the
Transport Strategy, the implementation of which will improve the
overall accessibility of the site and relieve levels of vehicular
congestion within the town centre. In particular, the proposal will
be expected to contribute towards the delivery of the section of
Inner Relief Road between Bridge Street and the north bank of
the River Tone.

8.233 Under-used land at Wood Street provides an ideal redevelopment opportunity. The
site is accessed via Wood Street, and is located behind retail premises on Bridge
Street (Secondary Shopping Area). The River Tone adjoins the southern boundary
to the site. The western boundary comprises the Telephone Exchange and
residential properties in Greenbrook Terrace. The site is within very close proximity
to the Primary Shopping Area (The Bridge/North Street), making it a town centre
location for the purposes of identifying appropriate uses. Accordingly, the site is
considered suitable for retail (food and non-food), leisure, office and residential
development. A horizontal and/or vertical mix of uses will be encouraged on this
site and, in particular, the Borough Council will wish to see developers exploring
the potential for accommodating residential uses at upper floor levels above shop
and leisure units. The southern part of the site is within Borough Council
ownership (Greenbrook Terrace Car Park and adjoining garage workshop). During
the period of the Plans preparation, the remainder has been redeveloped by Lidl
Stores, with a foodstore of 1,000 square metres net floorspace.

8.234 In order to integrate the site with existing facilities, it is essential to ensure that
good pedestrian linkages are maintained with the rest of the town centre (criterion
(A)). Consequently, convenient footpath design will be required within the site,
which links into the existing network providing easy pedestrian access to/from
Bridge Street (via Wood Street) and The Bridge (via the footpath adjoining The
River Tone).

181
8.235 The site provides an opportunity to maximise the potential of the riverside setting to
deliver a development of quality design (criterion (B)). Any proposal which turns its
back to the river will be refused. An appropriate scheme of hard and soft
landscaping will be required to further enhance this riverside setting. Within the
site of the current Greenbrook Terrace Car Park, land to the east of the proposed
IRR will be set aside for quality landscape treatment.

8.236 The site adjoins a designated Area of High Archaeological Potential (AHAP), and
may be of considerable archaeological interest. Research and excavation of the
site will be required before planning permission is granted (criterion (D)).
Applicants are advised to seek the advice of the County Archaeologist.

8.237 Redevelopment may generate increased visitor numbers to this part of the town
centre. For reasons of highway safety, it will be essential to ensure that
surrounding roads and junctions are safe for vehicles, pedestrians and cyclists. A
transport impact study may be required to assess this issue in more detail.
However, contributions will be sought towards those improvements which are
required as a result of the development (criterion (E)).

8.238 A key element of the Taunton Transport Strategy is the delivery of the Inner Relief
Road, which connects Bridge Street to Wellington Road, incorporating separate
bridges over the River Tone and the Mill Stream. This scheme forms an important
element of the Local Transport Plan. All major travel generating developments
within the immediate vicinity of this road will be expected to contribute towards its
construction. The line of the IRR passes through this site. There are significant
benefits to be achieved from the delivery of the IRR. Currently, much of the
vehicular traffic within the town centre has no actual business there, but is merely
making a cross-town movement. The IRR will provide an alternative route, and
enable this traffic to avoid the main shopping centre. This in turn will enable the
consideration of further pedestrian priority works, particularly within the vicinity of
East Street and Corporation Street. In association with the development of the Lidl
store on part of the site, the length of the IRR from Wood Street to the boundary of
the Greenbrook Terrace Car Park has been constructed.

8.239 The Borough Council acknowledges that the site, being within the town centre, is in
a highly accessible location. However, access to the site (and the town centre
generally) is in need of improvement. Policies T26 to T32 seek to ensure that
direct access to the town centre is made as convenient as possible for pedestrians,
cyclists and those reliant upon public transport, through the implementation of bus
priority schemes and convenient cycle routes. Such policies also seek to reduce
vehicular congestion within the town centre through the delivery of the IRR and the
Silk Mills Crossing (policy T32). Such infrastructure will benefit all users of the
town centre. Indeed, without such measures, car trips within the vicinity of
proposed town centre development sites could increase unacceptably.
Accordingly, criterion (E) requires contributions towards the construction of the IRR
from Bridge Street through to the north bank of the River Tone. Following the
construction of the IRR, it is anticipated that, within the site of the current
Greenbrook Terrace Car Park and adjoining garage workshop, there will be
approximately 0.25 hectare of residual land remaining (directly to the north of the
proposed IRR) which could, for example, be utilised for high density residential
development.

8.240 The Borough Council will be mindful of the impact of any development on the
amenities of adjoining residential properties. Accordingly, the provisions of policy
S1 apply.

182
Local Shopping Provision and Local Centres

8.241 Local shopping provision within the residential areas of Taunton can be viewed on
a hierarchical basis, ranging from the corner shop through to the local centre. Such
provision serves to complement facilities within the town centre by satisfying local
day-to-day needs, and to minimise travel requirements. A local centre is defined as
a small grouping of local facilities usually comprising a newsagents, a general
grocery store, a sub-post office and, occasionally, a pharmacy, a hairdresser and
other small shops of local nature. Some local centres also contain a larger food
store, although their scale is of purely local significance. Policy EC11 (Local
Service Provision) has identified existing local centres within the Comeytrowe
Centre, Galmington Road, Lisieux Way, Livingston Way, Mountfields Road,
Priorswood Place, Roman Road and Rowbarton. Within Taunton, new local
centres are proposed as part of the major development proposals at Norton
Fitzwarren (policy T7) and Monkton Heathfield (policy T9).

8.242 PPG6 emphasises that the Local Plan should provide for a range of facilities within
local centres. Such facilities are to be consistent with the scale and function of the
centre concerned, to meet peoples day-to-day needs, so reducing both the need to
travel and dependence upon the car. Policy T25 (below) will permit the change of
use of existing local centre units to enable the introduction of a range of non-Class
A1 uses, provided that they do not adversely affect the vitality and viability of the
local centre concerned.

8.243 The sequential test (PPG6 and PPG13) identifies local centres as the most
appropriate place to accommodate new retail development (and other typical town
centre uses, such as leisure) following consideration of any appropriate edge-of-
centre site. Within Taunton, eight local centres have been identified, as detailed
above. These centres are all relatively small compared with facilities to be found in
the larger conurbations. Consequently, the scope for accommodating additional
local shopping/community facilities within them will be limited, particularly for larger
shops such as food supermarkets. As such, the emphasis will be on facilitating the
enhancement of local centres through refurbishment or expansion. The application
of policy EC11 (criterion (B)) will permit such an approach. Policies EC10, EC12
and T25 seek to ensure the continued functioning and health of the defined local
centres.

8.244 Criterion (C) of policy EC11 permits additional local facilities within the Taunton
urban area, at locations isolated from existing or proposed local centres. Subject to
the application of relevant safeguards, these may include individual shops and
public houses.

8.245 Policies EC10, EC11, EC12 and EC13 provide further guidance and clarification.
Policies S1 and S2 additionally apply to all proposals.

Vitality and Viability of Defined Local Shopping Centres

T25 Within the local centres as defined on the Proposals Map, proposals for
changes of use will be considered with regard to the impact of the
proposal on the vitality and viability of the local centre as a whole.
Planning permission will be refused where an adverse effect can be
demonstrated.

8.246 In order to protect the vitality and viability of the defined local centres, it is essential
to introduce appropriate controls on the range of uses which will be permitted. Any

183
 proposed non-A1 use will have to demonstrate that it will not have an adverse
effect on the vitality and viability of the centre concerned.

Shopping Facilities within the Associated Settlements

8.247 Bishops Hull, Bathpool, Norton Fitzwarren, Monkton Heathfield, Staplegrove and
Trull are classified as associated settlements on the fringe of the Taunton urban
area. In the interests of reducing travel requirements and ensuring an availability of
local services, it is important to protect shopping facilities within these settlements.
However, the current range of shops and services within these settlements are
scattered and/or very small in number. As a consequence, it is not possible to
actually identify a local centre, the vitality and viability of which could be protected
through policies EC12 and T25. However, policy EC12 also seeks to ensure that
adequate protection is given to these local service facilities, including shops.

8.248 Policies EC11 and EC15 outline the approach for the consideration of individual
proposals for the improvement and enhancement of shopping facilities within these
settlements.

MOVEMENT

8.249 Transport within Taunton is based primarily and increasingly on the use of the
private car. Figures from the Census indicate this through the changing
proportions of journey modes to work for Taunton urban residents.

Type of transport 1981 1991 2001

Car driver passenger 50.4% 61.4% 61.1%

Bus/coach 6.1% 4.0% 2.7%
Train 0.2% 0.9% 0.7%
Motorcycle/scooter/moped 5.8% 3.3% 1.9%
Pedal cycle 12.4% 10.4% 8.6%
On foot 18.5% 14.6% 15.8%
Work at home 5.0% 3.7% 8.3%
Other 1.6% 1.7% 0.9%
Work outside Borough 7.1% 11.2% n/a

TOTAL 100% 100% 100%

8.250 Road traffic growth has been startling; up by 66% from 1981 and with peak hour
traffic forecast to rise by a further 30% to 2011. With existing roads reaching or at
capacity, a significant level of investment and change in the transport infrastructure
will clearly be necessary.

8.251 The Plan objectives require that the transport system should change towards a
more sustainable and safer system, involving greater use of the cycle, bus and
walking and less reliance on the car. The transport element of the proposals for
Taunton aim to achieve this. In total, the research carried out by the County and
Borough Councils indicates that some 15%-25% of peak hour journeys could be
transferred from the private car to more sustainable alternatives in 2011, compared
with doing nothing.

8.252 The Borough and County Councils have worked together, involving other agencies
closely, to produce a transport strategy for the town which sets out to achieve these
levels of transfer. Market research, traffic modelling and public involvement have
all been central to the development of the strategy.

184
8.253 The role of land use policies and proposals in achieving transport-related objectives
is vital. The land use and transport strategies have been defined to interrelate in
this way.

8.254 The Transport Strategy, incorporated as appropriate within the Local Plan policies
and proposals has five main elements:

cycle facilities provision;

bus facilities provision;
rail facilities provision;
walking encouragement; and
selective car parking restraint.

8.255 Together, these provide restraint on the use of the private car for commuters, and
provision of appropriate, more sustainable alternatives.

Development Preventing the Achievement of Transport Policies

T26 Development will not be permitted which would prevent the

achievement of the elements of the transport strategy set out in policies
T27-T32.

8.256 The strategy is vital to the future development of Taunton and the surrounding area
and the achievement of many of the Plan objectives. Any development which
would hinder its implementation will therefore not be permitted.

Cycle Facilities Provision

8.257 Cycle facilities provide the most cost-effective alternative to the car and the initial
main area for investment. The network shown on the Taunton Inset Maps in
accordance with policy M5 will provide comprehensive provision for cyclists,
increasing from the current 30 kilometres to 60. The cycleways will be of a high
standard, well-lit where appropriate, segregated from traffic where possible, with
safe and convenient crossing points at junctions with main traffic routes. Traffic
calming, management and other alterations to roads and junctions can make them
a safe cycling environment without providing specific cycleways. Policy M6 on
traffic calming also refers. The provision of secure cycle parking ensures that the
fear of theft is minimised. Employers who provide changing and showering
facilities will encourage a greater number of staff to cycle. The proposals
incorporate the Millennium Route.

8.258 The provision will be made through public investment and through contributions
arising from planning obligations.

8.259 It is considered that the measures proposed could transfer between 9% and 13% of
peak hour car use by 2011, which is roughly half of the total expected transfer.

Bus Facilities Provision

T27 A comprehensive, convenient and safe bus network is proposed,

through a combination of bus lanes, electronic bus gates and other bus
priority measures, providing the following bus priority corridors to/from
the bus station:-

185
 A) M5 Junction 25, Old Ilminster Road, Hamilton Road, East Reach,
East Street;
B) Mountway Road, Wellington Road, Park Street/Compass Hill,
Corporation Street;
C) Bridge Street, Station Road.

8.260 The form of public transport most likely to contribute within Taunton is the bus.
Currently buses suffer from a poor image and they are slowed by the same
congestion as cars. The provision of bus priority measures, as set out in policy T27
above, and shown on the Inset Maps, will ensure that bus services become quicker
and more reliable. The research suggests that increased bus use could transfer
3% to 5% of peak car journeys by 2011. The Proposals Map indicates the location
of these priority corridors.

8.261 As with cycleways, provision will be a combination of public and development-

related funding. Contributions towards these routes will be sought from the Norton
Fitzwarren and Monkton Heathfield and the major town centre developments.

Park and Ride Sites

T28 Park and Ride sites are proposed at:-

A) East Taunton; and

B) East of Silk Mills.

8.262 Park and Ride facilities are a necessary part of the strategy and will be provided on
the two main routes into Taunton. They will allow car-borne commuters from
outside the urban area of Taunton to avoid town centre congestion by changing
mode at the edge of town and using buses which take advantage of the bus priority
corridors set out in policy T27. Some 3% - 7% of 2011 peak hour journeys could
be transferred from cars by this provision. A suitable site is yet to be identified to
the east of Taunton, in the vicinity of Junction 25 of the M5 Motorway. A site will be
identified in due course.

8.263 The design of the sites will be extremely important, balancing their potential
landscape impact with the need to provide an attractive, secure environment for
all-day car parking.

8.264 Funding of the Park and Ride sites will be a combination of development funding
and public investment. The development contributions will be from central
developments through commuted sums as set out in policies M1 - M3. Both sites
should also receive contributions from the Tangier, Firepool and Crescent
developments (policies T2, T3, and T23).

Bus Services from New Housing Developments

T29 Within the following major development sites, the majority of dwellings
should be within 300 metres walking distance of a dedicated Quality
Bus Route providing frequent, quick services to the town centre, early
in the development:

A) Monkton Heathfield/Bathpool; and

B) Norton Fitzwarren.

8.265 If new housing development is designed to provide high level bus access within a
short time of the first residents moving in, public transport usage is likely to be

186
 increased. In particular, the provision of a Quality Bus service should maximise
bus use from these new estates. Such buses should have a fast, direct service to
the town centre taking advantage of the measures proposed in policy T27. More
details are given in policies T4 and T8, relating to the specific development
proposals. A level of revenue subsidy in the first few years of the services'
operation may be necessary.

Rail Facilities Provision

8.266 Taunton is the only mainline railway station in the Borough, so there is currently no
scope for commuting to Taunton from within the Borough using rail.

Walking Encouragement

T30 Within the Restricted Access Cordon, traffic management and traffic
calming measures are proposed with the aim of removing unnecessary
traffic and improving the pedestrian and cyclists comfort and safety,
while maintaining access to the shoppers car parks.

8.267 Walking is the most sustainable form of movement and still accounts for the
majority of short trips. It is particularly important within the town centre. The
Transport Strategy envisages the introduction of a wide area, encompassing the
prime shopping and commercial areas of the town centre, free from unnecessary
traffic.

8.268 The shopper car parks are contained within this area, and access to them will be
rationalised through appropriate signing. Occupation by commuters cars will be
reduced by price increases in line with the high restraint strategy. It is recognised
that many town centre businesses will continue to have an operational requirement
for vehicular access, and this will continue to be provided for where necessary.
Consultation and involvement with commercial and other town centre occupiers will
be maintained through the detailed design and implementation of the measures to
ensure this.

8.269 This concept will be introduced completely only with the completion of the Inner
Ring Road, involving some modifications at existing junctions and the completion
of the Inner Relief Road. This new highway link is a long-standing scheme brought
forward from previous Structure and Local Plans. Its benefits are considered to be
environmental rather than capacity-based, hence its inclusion in a sustainable
transport strategy. More detail is included under policy T32.

Pedestrian Priority Measures

T31 Further pedestrian priority measures are proposed for Corporation

Street and East Street, after the completion of the Inner Relief Road,
policy T32. Environmental enhancement works are proposed for High
Street.

8.270 Within the town centre, the roads radiating from The Parade are considered to be
the Prime Shopping Area defined in policy T19. A scheme to improve the
pedestrian and shopping environment of this area, largely in line with the proposal
T/4 of the adopted Taunton Local Plan, was implemented in the late 1990s.

8.271 As part of the Restricted Access Cordon policy, it will be appropriate to further limit
the level of through traffic in these streets, in conjunction with completion of the
Inner Relief Road. Through-traffic in these streets could therefore be limited to

187
 buses, cyclists and essential vehicles during the main shopping hours (for example,
10am to 3.30pm weekdays and all day Saturdays). This will continue to provide for
evening vitality and permit the necessary highway capacity during the peak traffic
hours when conflict with shopping is in any case limited. As set out in paragraph
8.268 above, close liaison with affected businesses in the affected streets will be
essential to minimise any impact on deliveries and other essential business
requirements.

8.272 High Street was one of the first pedestrianised streets in Taunton and now shows
signs of its age. It is proposed to redesign and enhance this important shopping
street and walking route. The retail development at The Crescent will be expected
to contribute to these works, as set out in policy T23.

Selective Car Parking Restraint

8.273 Parking policy is central to the Transport Strategy. The availability of car parking is
increasingly seen as one of the most potent methods for influencing car travel.

8.274 Planning can have an impact in two ways; standards for new development (set out
in policies M1 and M2) and the development of existing car parks. However, the
role of the Borough Council as provider of public car parks and the County Council
as on-street parking authority are of more immediate impact.

8.275 The Borough and County Councils are committed to introducing on and off-street
parking policies to support the restraint strategy. These will involve the progressive
discouragement of commuters parking in public car parks and in the road whilst
increasing the availability of spaces for shoppers and residents. A Parking Plan for
Taunton has been prepared in parallel with the Local Plan to bring together the
various strands of parking policy.

Highways

T32 The following major highway schemes are proposed:

A) Inner Relief Road, with associated works at Wellington

Road/Castle Street and Bridge Street/Wood Street junctions;

B) Silk Mills Bridge.

8.276 While the strategy concentrates on alternatives to the private car, a limited number
of new highway links are necessary to route traffic away from the central areas of
Taunton.

Inner Relief Road

8.277 As part of the continuing emphasis on developing and enhancing the town centre,
the Local Plan continues to include the long-standing commitment to the Inner
Relief Road. The scheme will cause a significant reduction in through-traffic on the
prime shopping streets, with immediate benefits to their vitality and viability. It will
also allow further investment in the town centre environment, building on earlier
work. The completion of the inner box (or Inner Ring Road) will allow town centre
improvement measures as proposed in policy T31, and restrictions on town centre
traffic, set out in policy T30.

8.278 Further benefits arising from the road are more specific to its location. It will open
up significant areas of brownfield land for development, in accordance with the

188
 proposals for Tangier set out in policy T2, and in line with Government policy. It will
also improve access to a number of shoppers' car parks. Both of these aspects are
important to the vitality and viability of Taunton town centre.

8.279 The potential for development, especially for commercial uses, depending for
access on the roads construction, should ensure that significant developer
contributions are received towards its completion. Accordingly, the scheme should
show significant value for the public investment, as well as the environmental
benefits.

8.280 The new bridge crossing the river should be of an exceptional standard of design,
as it will be highly visible within this important central area.

8.281 The appropriateness of the road has recently been reviewed, given the proposals
in the Taunton Urban Design Framework for the sites it would cross, and the re-
assessment of schemes in the Taunton Transport Strategy Review. The need for
the road has been confirmed, although changes are proposed to its design and
alignment.

Silk Mills Bridge

8.282 Silk Mills Road forms an important part of the box of roads around Taunton, but
traffic is delayed considerably by the operation of the level crossing on the mainline
railway. The provision of a bridge will enable the road to function properly, and
reduce traffic using less appropriate alternative routes, such as the town centre and
rural lanes west of Taunton. The provision of the Silk Mills Bridge is part of a
package of proposals for north-west Taunton, which includes a Park and Ride site
to the immediate south of the existing crossing, and improved access to the
adjoining Fairwater rail sidings.

8.283 The time benefits will be particularly important for buses using the priority route
proposed in policy T27(B) which serves the Park and Ride site and the Quality Bus
route from the Norton Fitzwarren development (policies T4 and T29). Emergency
vehicle access to Musgrove Park would also be quicker and more predictable.

8.284 Again, the bridge is in a sensitive area, largely within a Green Wedge. Accordingly,
an appropriate design incorporating soft landscaping will be required.
Furthermore, the line of the former Grand Western Canal (a Linear County
Archaeological Site) will be directly under the path of the proposed bridge. As such,
the scheme design should have regard to the requirements of policy C8.

ENVIRONMENT

8.285 Tauntons natural and built environment is of high quality. It is set within the rich
agricultural land and attractive countryside of the Vale, and, being the Boroughs
largest town, has an interesting townscape with a great diversity of architectural
styles and materials.

Landscape

8.286 Taunton is a settlement surrounded by the Low Vale Landscape Character Area,
and has an attractive landscape setting between the Quantock and Blackdown
Hills, which are even visible from within the town.

189
Special Landscape Features

8.287 There are several features in and around Taunton which merit protection as
Special Landscape Features under policy EN11. They include those already
identified in the Taunton and West Deane Local Plans and new proposals, and are
as set out below.

Cotlake Hill An important landmark within the Vivary Green Wedge,

especially visible from Shoreditch Road and Trull.

Creechbarrow Hill An important landmark seen from the Bristol-Exeter railway,

Toneway and Bridgwater Road.

Knowle Hill A wooded hill to the north-west of Norton Fitzwarren,

prominent from the B3227 and A358.

Norton Camp Hill The hill on which the ancient fort was sited, now a scheduled
monument. Prominent from the A358 and B3227.

Rag Hill A hill north-west of Staplegrove, prominent from the A358

and Silk Mills Road.

Stonegallows Ridge A north-south ridge slope along the western edge of

Taunton, from Bishops Hull to the M5 Services area.
Prominent from the west.

Green Wedges

8.288 Tauntons green wedges provide attractive visual and physical breaks between
major parts of the town and separate it from adjoining settlements, maintaining their
identity. The most important are those at Vivary and French Weir which provide
uninterrupted connections between the town centre and the open countryside.

8.289 It is proposed that Tauntons green wedges will continue to be protected under
policy EN13. They are outlined in the following paragraphs.

Vivary Green Wedge

8.290 A large area extending to the town centre from the south, between the
Sherford/Trull and South Road/Killams areas. It includes Cotlake Hill and Vivary
Park.

French Weir Green Wedge

8.291 An area extending into town from the west, between Bishops Hull and Norton
Fitzwarren. Largely comprises the attractive River Tone floodplain.

Staplegrove Green Wedge

8.292 Separates Staplegrove village from Taunton, comprising flat fields and allotments.

Cheddon Fitzpaine/Monkton Green Wedge

8.293 An extensive area separating these settlements from Taunton and Bathpool.

190
Bathpool Green Wedge

8.294 Follows the River Tone between Taunton and Bathpool, with a northwards
extension to the east of Bathpool to maintain the separate identities of Bathpool
and Monkton Heathfield and protect the setting of the river and canal.

Trees

8.295 Variety in the species of trees growing in the town will contribute to an attractive
and interesting environment. This can partly be achieved through the landscaping
of new development. The Council will, therefore, promote through the planning
process the planting of interesting native and exotic specimen trees with due
regard to their variety of form and architectural juxtaposition, in order to enhance
urban areas and lay the foundation for an urban arboretum within Taunton.
However, exotic specimen trees would not be appropriate in the rural environment,
so they should not be planted in locations where they could spread, via seed
dispersal, along river corridors.

Historic Interest

8.296 Taunton has a wealth of historic interest, and is identified as an Outstanding

Heritage Settlement in the Somerset Structure Plan Review (Policy 8), the special
character of which should be respected.

8.297 The town (including Bishops Hull, Staplegrove and Trull) has thirteen existing
conservation areas, (areas of special architectural or historic interest the character
or appearance of which it is desirable to preserve or enhance). Policies EN14 and
EN15 refer.

8.298 As indicated, Taunton has numerous listed buildings which greatly enhance its
historic interest. These are protected under policies EN16-EN19. Notable
examples include the Castle (of medieval origin), St Marys Church (15th Century)
and Grays Almshouses, all of which are grade 1.

Archaeology

8.299 Taunton town contains two scheduled monuments: the Castle and Borough Bank
(north of St Marys Church), while a third, Norton Camp Hillfort, is nearby at Norton
Fitzwarren.

8.300 There are also thirty-seven archaeological sites of County importance, including the
Bridgwater and Taunton Canal and Grand Western Canal.

8.301 Taunton also has an AHAP (Area of High Archaeological Potential) to which policy
EN23 applies. It covers the historic core of the town within which there is thought
to be a wealth of undiscovered archaeological remains.

8.302 Taunton is one of five Taunton Deane settlements that have been studied by
Somerset County Council to evaluate their archaeological potential. This will result
in An Archaeological Strategy for Taunton, which will identify zones containing
archaeological remains of varying importance, warranting different measures for
protection/management when affected by development.

191
Tauntons Skyline

T33 Development which would detract from the distinct character and
attractiveness of Taunton's skyline will not be permitted.

8.303 Taunton has a distinct attractive skyline, characterised by dominant church towers
and visible from several viewpoints. Proposals which would impinge on and detract
from the skyline will not be permitted. Its enhancement (by measures such as the
undergrounding of overhead wires) will be supported.

Approach Routes into Taunton

T34 Development which would harm the landscape setting of approach

routes into Taunton will not be permitted.

8.304 To maintain Tauntons attractive image particularly for visitors, it is important to

safeguard the setting of approach routes into the town such as main roads and the
railway. Examples include Honiton Road, Trull Road and South Road from the
south, Toneway and Priorswood Road from the east and Wellington Road and
Staplegrove Road to the west. Measures to enhance the setting of such routes will
be supported.

Nature Conservation

8.305 Taunton contains five County Wildlife Sites, to be protected under policy EN3.
Three are aquatic: the River Tone, Bridgwater and Taunton Canal and the
Galmington Stream. They are biologically rich, containing important species such
as water voles (river and canal) and bullheads (Galmington Stream). The River
Tone is possibly the best example of prime otter habitat in Somerset.

8.306 The towns wildlife interest is not restricted to these designated sites. There are
some biologically rich sites, and sites supporting rare species, which just fail to
satisfy the designation criteria. Examples include five former County Wildlife Sites
supporting Black Poplar trees, in Trull and Staplegrove. There are also wildlife
corridors, often along undesignated streams (like the Kingston Stream), and
wildlife-rich hedgerows, which merit protection and management in the wildlife
interest, especially in the control of development. The protection of linear open
spaces through policies C3 and EN24 will help in this respect.

COMMUNITY

8.307 Taunton has a wide range of community facilities, including schools, colleges, and
public halls. Most striking, perhaps, are its numerous leisure facilities provided by
the public, private, educational and voluntary sectors, most of which are available
for some degree of community use. Sporting facilities include the Blackbrook
Pavilion sports centre, two indoor swimming pools, and the Vivary golf course.
There are indoor centres for tennis, ten pin bowling and bowls, outdoor bowling
greens and tennis courts, and numerous playing fields, many with pavilions. For
children, most residential areas have play areas.

8.308 Taunton also has varied arts-related facilities, including the Brewhouse Theatre
and Arts Centre, a multiplex cinema, the Somerset County Museum, and various
arts galleries and libraries.

8.309 For informal recreation, the River Tone and Taunton and Bridgwater Canal are
important resources, used for angling and canoeing, with walking and cycling along

192
 the bank. The towns extensive cycleway network also caters for recreational
cyclists.

8.310 All these leisure facilities are assets to Taunton which the Borough Council seeks
to protect and enhance.

North Taunton School Sports and Leisure Centre

T35 A site of 1.0 hectare at Ladymead Community School is proposed for a

Sports and Leisure Centre.

8.311 A sports centre is proposed at Ladymead School. It would take up part of the
school playing field, but this can be accommodated within the schools playing field
requirements for the foreseeable future.

8.312 In sustainability terms the site is justified as the centre would cater for demand for
indoor sports facilities in north Taunton - the Blackbrook Pavilion already caters for
the south - reducing dependence on private motorised transport. It will dramatically
increase the range and quality of indoor sports facilities in the area, which are
currently lacking. The site is on an existing bus route to the town centre, and
children and parents will be able to combine journeys to the school with trips to the
sports centre, reducing journeys overall.

8.313 The sports centre has now been built, and opened in January 2004.

Blackbrook Recreational Open Space

T36 A site of 5.8 hectares at Blackbrook is allocated for recreational open

space, subject to measures to protect the protected species present on
the site.

8.314 Land south of the Blackbrook Pavilion, adjacent to the motorway, was allocated for
recreational development in the Taunton Local Plan (policy R/1). It is proposed to
continue this allocation, as the site is close to the recently expanded sports facilities
and residential areas to the west.

8.315 However, it is now known that the site is a habitat for dormice, a protected species.
Accordingly, appropriate measures will be required in any development to balance
the wildlife interest with the needs of any development.

Priorswood Landfill Site

T37 A site of 16 hectares at Priorswood landfill site is proposed for

community woodland or other appropriate recreational uses.

8.316 Priorswood Tip is an old landfill site, last tipped on over a decade ago. The site is
capped by only a foot of clay and soil, the putrescible tipped material beneath
making development a very costly, if not wholly unrealistic, proposition. However,
the site is suitable for community woodland or other appropriate recreational uses,
being flat and adequately settled. Such uses would be appropriate since the site
lies within the proposed Monkton Heathfield/Cheddon Fitzpaine Green Wedge.
Large buildings, however, would not be appropriate. The proposal would enhance
the Green Wedge and reinforce its functions, which include provision of a buffer
separating Taunton from Monkton Heathfield and Bathpool; provision for informal
recreation opportunities close to the town residents; provision of a wildlife corridor
(from the River Tone north to the canal and beyond), and protection and

193
 enhancement of areas of landscape importance (views northwards across the
Green Wedge from Creechbarrow Hill). The proposal is also justified in
sustainability terms, since the uses proposed are generally low-key, non-intensive
uses. The site will be readily accessible by cycle from the town centre. It is also
possible that provision for informal recreation on the site could help to divert
recreational pressure from more distant and sensitive parts of the wider
countryside, such as the Quantock Hills AONB, thus reducing longer car journeys.
The proposal is consistent with PPG17 (July 2002) which stresses the importance
of the countryside around towns as a valuable resource for the provision of sport
and recreation, and encourages the development of managed countryside such as
country parks and community forests in such areas.

8.317 The site extends to 16 hectares, and is directly east of the extension to Crown
Industrial Estate proposed in policy T16. The community woodland area would be
predominantly planted, but with intervening rides, glades, and areas of open space
for informal recreation. Low-key recreational facilities like a trim trail and childrens
adventure playground, preferably using logs and similar natural materials, would be
appropriate. The recreational potential of the adjacent Bridgwater and Taunton
Canal should be maintained and enhanced.

8.318 It is possible that Wyvern Waste, as leaseholder of the site, may be able to provide
the community woodland, and that such provision could be partly funded by landfill
tax funds. Funds may also be available from the Community Woodland Grant
schemes community woodland supplement, towards tree planting. The Borough
Council may be able to provide some capital funding (perhaps towards provision of
adventure playground equipment). However, much will depend on a planned
assessment of the need for informal open space in the Borough, and the Council
may not have the resources to be able to adopt or maintain such facilities.
Implementation ultimately relies on the co-operation of the landowner. If for any
reason the proposal cannot be implemented it would be acceptable for the site to
be restored to agriculture, an appropriate Green Wedge use.

Maidenbrook Playing Field Allocation

T38 A site of approximately 9.5 hectares at Maidenbrook Farm as shown on

the Proposals Map is allocated for playing fields.

8.319 There is currently a shortfall in the supply of public playing fields in Taunton. The
land at Maidenbrook Farm has been identified as a suitable site for the
development of playing fields, due to its location, physical characteristics and
Green Wedge status. Its allocation will secure its availability for this important
community use, and its development will establish a long-term use compatible with
the Green Wedge designation.

8.320 Provision of the playing fields is likely to come from a combination of public and
private funding. Whilst the Borough Council itself will bear some of the cost, the
developers of housing sites will also contribute. Policy C4 makes provision for the
off-site provision of recreational open space where it is not possible or practicable
to provide it on-site. This is most likely to arise in respect of playing fields, where
few sites will be large enough to meet their own needs. In such cases the Council
will negotiate financial contributions from the developers based upon the pro rata
cost of providing the amount of playing field land involved, and this will be used
towards the cost of acquiring and developing the playing field site.

194
CHAPTER 9 WELLINGTON AND ASSOCIATED SETTLEMENTS
INTRODUCTION AND STRATEGY

9.1 Wellington is the second largest settlement in the Borough, with an estimated
population in 2004 of around 13,000. It has grown around a crossroads, with
development concentrated on a north-south axis. To the west lie the separate but
associated settlements of Rockwell Green and Westford. A designated green
wedge maintains their separate identity from Wellington. Although some distance
to the east of the town, Chelston Business Park plays an important part in its
economy.

9.2 Associated settlement is a term used to describe settlements that have a village
character or tradition, but are essentially part of the urban fabric. For example, over
recent years, Rockwell Green has absorbed a considerable amount of Wellingtons
development, whilst maintaining a discrete identity.

W1 The extent of Wellington is defined on the Proposals Map to include the

associated settlements of Rockwell Green and Westford.

9.3 The town lies at the foot of the Blackdown Hills, at the south-west limit of the Low
Vale Landscape Character Area. It is surrounded by high-quality agricultural land,
which has been a major constraint to development of the town. Wellington is
served by good communications, with Junction 26 of the M5 lying less than two
miles from the town and the A38 acting as a relief road running south of the town.
There are regular local and national bus links, especially with Taunton. The
mainline railway passes through the town, although the station was closed in the
1960s.

9.4 Wellington has a wide range of services and facilities which also cater for a large
rural hinterland to the west and south. To some extent, however, the level of
services and facilities provided is limited by the close proximity of Taunton.

9.5 The Structure Plan classifies Wellington as a Town, which should act as a focus for
new development. The scale of development should be determined by the towns
role and function, individual characteristics and constraints. Subsequent to the
adoption of the Structure Plan, however, revised Regional Planning Guidance for
the South West (RPG10) was published (in September 2001). This introduced
significant changes to the strategic planning guidance, with emphasis on the need
to achieve a greater concentration of development within or adjoining the Regions
major urban areas, or Principal Urban Areas. In parallel, RPG10 also now advises
that significant growth, especially of housing, should be avoided in larger towns
within easy commuting distance of the PUAs. With Taunton being designated as a
PUA, and commuting from Wellington to Taunton already at a significant level, this
has impacted on the Councils proposals for Wellington.

9.6 In determining the scale and type of development which will be appropriate for
Wellington, a number of significant factors have been taken into consideration:

the size of Wellington relative to Taunton;

the close physical proximity of Wellington to Taunton, which has resulted in

significant economic interdependence and commuting;

195
 the severity of constraint which high grade agricultural land imposes on the
town;

opportunities for the promotion of sustainable development and movement;

the availability of a greater range of services and facilities in Taunton;

the more advanced stage of local plan land allocations in Wellington

compared to Taunton; and

the limited apparent potential for brownfield allocations in Wellington.

9.7 The above factors suggest that the scale of development in Wellington needs to be
carefully chosen if development plan and wider environmental objectives are to be
best met. Failure to pay heed to them would be likely to result in a less sustainable
pattern of development than might otherwise be achieved.

9.8 In the drafts of this Plan the Council proposed the allocation of a site for some 800
dwellings at Longforth Farm, with 500 to be completed within this Plan period. The
Council considered that this was consistent with the Structure Plan policy for
Wellington, and in balance with the Plans employment proposals for the town.
Also, in the Councils view, development of the Longforth site would deliver
considerable economic, environmental and social benefits. Whilst acknowledging
that such benefits would arise from the development, the Inspector at the Local
Plan Inquiry concluded that the scale of housing proposed at Longforth Farm was
too great, and inconsistent with the policies of RPG10. He recommended that the
site be deleted from the Plan, and that the overall scale of housing allocations in
Wellington in the Plan period should be in the range of 400-450 dwellings. With
150 of these anticipated to come forward on the brownfield site at Tonedale Mill, he
concluded that a greenfield site for some 250-300 dwellings should therefore be
allocated. Of the two alternatives that he recommended the Council to consider
further, that at Cades Farm has been selected.

MAJOR DEVELOPMENT SITES

Tonedale Mill

9.9 The Mill complex at Tonedale is an important feature of Wellingtons industrial,

historical and architectural heritage. Its importance goes well beyond the local
level. English Heritage recognises that it is thought to be the largest and most
comprehensively representative textile manufacturing site in the south-west, with a
range of surviving structures unparalleled in England. Consequently, the majority of
the remaining buildings are either grade 2* or 2 listed, and the site is also
designated as a County Archaeological Site. The site is generally under-utilised,
and many of the buildings are vacant and in poor condition. However, in terms of
the local economy the site has an important function in providing a variety of rented
space for small businesses.

9.10 The Borough Council recognises the need to secure the future of the site through
the implementation of an appropriate and economically viable scheme of restoration
and development that will protect and conserve its heritage and enable its
considerable potential to be realised. This will not be easily achieved, given the
nature, scale and condition of many of the buildings involved, and the constraints
affecting the site. However, with vision, commitment and flexibility on the part of all
those concerned with its future, the Council believes that the site can be
successfully regenerated. In doing so it should have a continued and expanded

196
 role in providing for employment uses, whilst also having the potential to
accommodate other uses including an element of brownfield housing. Proposals
for some housing have already come forward, on the site of the former weaving
shed, linked to the preparation of a comprehensive feasibility study of the whole
site.

9.11 Policy W2 provides guidance which seeks to strike a balance between the
conservation of the sites important heritage and encouragement of appropriate
development proposals.

W2 A site of 4.7 hectares at Tonedale Mill as shown on the Proposals Map is

proposed for mixed-use development provided that:

(A) the re-use of listed buildings is maximised, in the context of the

site as a whole and in accordance with PPG15;

(B) individual elements do not prejudice the provision of a

satisfactory overall scheme;

(C) the design, materials and layout of any new development

satisfactorily reflects the industrial heritage of the complex;

(D) the stream frontage is designed to maintain and enhance the

character and environment of the stream, incorporating public
access along its length where appropriate and protection of the
existing stream-side tree groups;

(E) leisure uses are limited to small scale facilities;

(F) prior to the commencement of development, a scheme of flood

mitigation for the whole of the site shall be agreed and the
developers shall provide a bond sufficient to ensure that the
scheme will be completed in full, the scheme of flood mitigation
to be carried out concurrently with development of those parts of
the site which lie outside the floodplain, and completed before
the commencement of any development within the floodplain;

(G) commitment is made to an overall scheme for the whole complex

which seeks to achieve the most beneficial use of the listed
buildings from an employment and heritage perspective,
including a phasing agreement linking new development to the
renovation of existing buildings;

(H) before any development takes place a wildlife survey of the site
shall be carried out and a scheme shall be agreed to ensure that
satisfactory measures are taken to protect lesser horseshoe
bats, badgers, tawny owls and any other wildlife covered by
policies EN4 and EN5.

In association with the development the following will be sought:

(I) affordable housing provision in accordance with policies H9 and

H10, subject to the recognition of a flexible approach as referred
to in paragraph 9.20;

197
 (J) education contributions if necessary in accordance with policy
C1, and subject to the recognition of a flexible approach as
referred to in paragraph 9.20;

(K) an archaeological survey; and

(L) a programme of restoration of the retained employment buildings

in conjunction with any proposed residential use.

Co-ordinated Approach

9.12 Proposals for the site will need to be considered in the light of policy S3, particularly
the requirement for a unified design of the site as a whole. Having a unified
approach to the development of the whole site will ensure that issues of compatible
uses, access and circulation, the effective use of under-used buildings and land,
environmental and conservation concerns and economic viability can be fully
addressed. It will therefore be the Borough Councils intention to secure, by way of
planning obligations, a balanced approach to the regeneration of the site, including
a programme of improvements to existing buildings for employment and other
appropriate uses.

Site Constraints

9.13 Approximately half the site is low lying and at risk of flooding by waters from the
Back Stream as a result of the Mill buildings constricting the flow of water during
major storm events. A flood mitigation scheme has been identified involving on-site
and off-site works which has, in principle, been accepted by the Environment
Agency subject to detailed design. The scheme shows that in principle those parts
of the site that flood can be satisfactorily protected. Detailed approval of the flood
mitigation scheme will be required in advance of the development. The flood
mitigation scheme is to be completed in a phased manner so that those parts of the
site that are not at risk of flooding may be developed in parallel with the completion
of the flood mitigation measures.

9.14 Given the heritage significance of the site, particular regard should be given to
policies EN16, 17, 18 and 19. A comprehensive study of the site is needed, to
establish the extent of its heritage assets, assess the exact condition of buildings,
and identify the potential for development which could facilitate the re-use and
repair of buildings without compromising its character. Because of the listing of the
majority of the remaining buildings, proposals for conversion or demolition will need
to be justified as part of an overall strategy for the site. The site is also designated
as a County Archaeological Site, so policy EN22 will also apply.

9.15 A further constraint affecting the site is that the type of development is limited by the
proximity to the LPG storage tanks at Aerosols International across the railway to
the south-east of the site. The potential risk arising from this hazardous installation
is such that the Health and Safety Executive advise that residential development
may not be acceptable on the eastern and south-eastern parts of the site, although
industrial development is unlikely to give rise to any concerns.

9.16 It is understood that the site has considerable wildlife interest, including the
presence of protected species, and therefore the requirements of policies EN3,
EN4 and EN5 will be applicable.

198
Residential Development

9.17 It is anticipated that successful regeneration of the site will require the inclusion of a
residential element. This will need to be of good quality and high density. The
design, materials and layout of any new housing should reflect that of the historic
Mill complex. The stream running through the site offers scope to provide a quality
setting to the development, and any residential development adjoining it should be
designed to maximise public access incorporating high quality landscaping and
protecting wildlife interest. The requirements of policy H2 will apply to any
proposals for residential development. If applicable, affordable housing will be
sought in accordance with the provisions of policies H9 and H10. Proposals will
also be assessed in accordance with policy C1 concerning education provision and
policy C4 regarding recreational open space.

Employment

9.18 A considerable number of small businesses are located in the many buildings within
the complex, and this continued use is encouraged. Further refurbishment and
conversion of buildings for a range of employment generating uses will also help to
safeguard the condition of these buildings. Given the variety of uses co-existing on
the site and its heritage importance, changes of use to provide accommodation for
tourism, leisure or cultural activities including limited provision of associated
retailing, may also prove acceptable. Such uses will provide the opportunity to
promote the historical importance of the site and individual structures. In
accordance with policies EC10 and EC12, any leisure uses will be limited to small-
scale facilities. The complex of buildings located at the entrance to the site and
directly adjacent to the separate Tonedale House provide a particular opportunity,
given the prominent location, to provide a quality business environment at the sites
entrance.

Traffic and Transport Issues

9.19 The overall level of traffic generation, parking requirements and access
arrangements will vary according to the precise nature of proposals on the site
although as an existing employment site the potential level of traffic generation,
including HGVs, could be significant in any event. Regard should be had to other
relevant Plan policies, particularly the requirements of S1, M1-3, EC1 and H2.
A particular consideration will be achieving adequate access within the constraints
of the listed buildings. A Transport Assessment will be an appropriate method of
examining these issues and to ensure that new residents have access to the full
range of town centre services and facilities by means other than private car.

Viability

9.20 It is recognised that the limitations and costs associated with the site have a
significant impact on the economic viability of development proposals. To some
extent this can be addressed by allowing more profitable uses, such as housing, to
be accommodated on the site within a mixed-use scheme. Given the pressing
need to ensure that the long term future of the site is secured through the
implementation of proposals that are able to provide investment in the buildings, it
is recognised that a flexible attitude may also need to be adopted towards the scale
of contributions sought towards affordable housing, transportation improvements,
education facilities and public open space. To assist with viability, the Revised
Deposit Plan allocated a small field to the south of the complex for industrial
development. The listing of all the remaining buildings has thrown doubt on the
ability to provide a suitable means of access to this land through the site. If this

199
 can be proved to be achievable the Council may, in the interests of the site as a
whole, be prepared to permit its development for industrial or other appropriate
uses in order to finance the renovation of the listed buildings.

Cades Farm

W3 A site of 12.6 hectares at Cades Farm, Wellington, as shown on the

Proposals Map, is allocated as an urban extension for approximately
250 dwellings, to accommodate the following uses:

(A) housing (8.5 hectares maximum);

(B) recreational open space (1.8 hectares);

(C) structural landscaping (2.3 hectares).

The development shall make the following key provisions:

(D) the relocation of activities within the Cades Farm buildings to a

location that minimises residential disturbance and can be
accessed and landscaped with minimal impact;

(E) affordable housing provision in accordance with policies H9 and

H10;

(F) primary and secondary school provision in accordance with

policy C1;

(G) provision of recreational open space in accordance with policy

C4;

(H) a financial contribution towards enhanced community facilities

within Wellington;

(I) a comprehensive cycle and pedestrian network within the

development area and linking into the network within the
adjoining residential area to the west and the proposed
employment allocation at Chelston House Farm to the east;

(J) improvements to the footway to the north of Taunton Road,

linking the main site access to the existing town centre. These
improvements will include conversion of the footway to shared
use by pedestrians and cyclists to the appropriate standard;

(K) a package of public transport measures including a bus pass

offering one years free travel for each dwelling, a pass at one-
third of the retail price in year two for each dwelling and at two-
thirds retail price in year three for each dwelling. The package
shall also include a bus lay-by, information and shelters on the
north and south sides of Taunton Road to serve the
development;

(L) a safe pedestrian crossing facility across Taunton Road in the

vicinity of the bus lay-bys;

(M) archaeological investigations; and

200
 (N) flood mitigation works.

9.21 An urban extension is proposed at Cades Farm, Wellington, as part of the Local
Plan strategy to foster the overall self-containment of Wellington. A total of
8.5 hectares is allocated to accommodate approximately 250 dwellings. In order to
enable the most efficient use of the available land, the relocation of the agricultural
activities at Cades Farm is required to reduce adverse impact on residential
amenity and to protect highway safety. The location will need to minimise
residential and landscape impact through appropriate siting and landscaping.

9.22 No excessive costs are anticipated in bringing forward this greenfield site for
development. In line with the identified housing needs for Wellington, the Local
Plan expects that the site will provide in the region of 35% affordable housing
provision as part of its overall development.

9.23 The scale of development does not justify the provision of a new primary or
secondary school to serve the educational needs of the new residential population.
However, the development is of a sufficient scale to exceed capacity at existing
primary and secondary schools and a commuted sum for additional facilities will
therefore be required in line with policy C1.

9.24 The remainder of the allocated land is proposed for a mixture of recreational open
space and a strategic landscaped buffer around the edge of the site. Landscaping,
including public footpaths and cycleways within the site, shall be integrally designed
into the development and linked into both the existing residential area to the west
and proposed employment site to the east. The extent of these requirements has
been formulated in part to avoid subdivision of the existing field network and to
enable the existing hedgerows to contribute towards landscape treatment within the
site. The recreational open space shall consist of childrens play space integrated
within the residential areas as set out in policy C4, and an area of approximately
1.8 hectares of formal park. Strategic planting to a depth of approximately
20 metres will be required along the northern, southern and eastern boundaries to
provide screening, environmental enhancement and a defensible eastern edge to
the built up area of Wellington. This linear planting area shall be publicly accessible
and the developer shall be responsible for providing an appropriately surfaced path
along its route. A commuted sum in lieu of on site playing field provision shall be
required since the allocation is not in itself large enough to accommodate on site
provision. Work is currently underway that may result in amendments to the
interpretation of policy C4.

9.25 Records indicate that the stream forming the south-eastern edge of the
development is liable to flooding. The developers shall liaise with the Environment
Agency to ensure that their development proposals do not encroach into any land at
risk of flooding. The developer shall comply with 'Guidance Notes for Developers
on Surface Water Drainage' issued by the Borough Council. This land is not
acceptable as a contribution towards the requirement for recreational open space or
play areas within the allocation.

9.26 The scale of the proposal does not justify provision of on site community provision
but is of a sufficient scale to make a financial contribution to enhancing existing
community facilities within Wellington itself. As part of the overall development, a
contribution towards local public art will be sought.

9.27 Due to the location of the allocation at the edge of Wellington, it is essential that the
development is provided with good footpath, cycle and public transport links to

201
 Wellington and Taunton. The allocation therefore requires that an off-site public
footpath and cycleway, bus lay-bys, shelters and information and safe crossing
facilities over Taunton Road will be required as part of the development.

9.28 In order to facilitate sustainable travel to and from the development site, a package
of public transport measures will be required. This should be in the form of bus
passes or season tickets as outlined in the above policy. This approach is more
likely to lead to the establishment of travel patterns that are sustainable in the
longer term.

HOUSING

9.29 In accordance with the Plans overall strategy and objectives, priority has been
given to the identification of opportunities that maximise the amount of development
on brownfield sites. Only one suitable site has been identified however, at
Tonedale Mill, although this is now expected to accommodate about 150 dwellings
as part of a mixed-use development. The remainder of Wellingtons housing
allocation is therefore concentrated on the greenfield site at Cades Farm.

9.30 Within a town the size of Wellington, there will clearly be some potential for
residential development on other sites which are not proposed for allocation over
the course of the Plan period. Conversions, infilling and the development or
redevelopment of unallocated sites will continue to contribute to the supply of new
dwellings. An allowance for this has been made in assessing the number of
dwellings to be allocated.

ECONOMY

9.31 Wellington is the second largest employment centre in the Local Plan area. The
town has a long established manufacturing base, which continues to be a dominant
element in the local economy. It contains a number of major businesses of national
importance, most notably Relyon and Aerosols International. Both companies
continue to expand, and each has extended its premises relatively recently.

9.32 There are several business parks and industrial estates in and around Wellington
which provide a variety of land and premises for a range of commercial and
industrial development. Retail and related service activities are concentrated in the
town centre.

9.33 Chelston Business Park is a major employment site located beyond the built-up
area of the town. The site is adjacent to the roundabout at the junction of the M5
link road and the A38, and therefore enjoys excellent road communications. The
West Deane Local Plan allocated an additional 2 hectares of land for employment
uses adjacent to the business park which is partly developed. A further small
extension is proposed by policy W5.

9.34 Rylands Industrial Estate is an area of existing industrial units accessed off Bagley
Road. The West Deane Local Plan allocated a site of 2 hectares for B1 business
use to the south, at Lincot Nurseries and land adjoining the industrial site. The
whole of the area between the Rylands Estate and the A38 relief road now has
permission for employment uses in addition to the existing employment area.

9.35 There are other, smaller, developments at: Wellington Trading Estate, Milverton
Road and Lowmoor, where a small extension is proposed by policy W6. Existing
industrial premises at Poole and Westford Mill are also available for industrial uses.

202
 The redevelopment of Tonedale Mill will further ensure the availability of small
industrial units in the town.

9.36 In view of Wellingtons size and role as a town it is an appropriate location for
additional employment development. Despite there being a range of existing
opportunities for small-scale development, it is felt that further significant provision
should be made in this Plan. This will ensure that there is adequate opportunity for
local employment to grow in line with the increasing working population arising from
the proposed housing developments in the town. Such an approach should also
help to maintain a suitable balance between development in Wellington and
Taunton, thus controlling the dormitory role of Wellington and the growth in
commuting, and promoting the self-sufficiency of the town. It also reflects a
recognition of Wellingtons strategic locational advantage, being situated adjacent
to the motorway junction. Accordingly, a major employment site is allocated at
Chelston House Farm.

Chelston House Farm

W4 A site of 20 hectares at Chelston, as shown on the Proposals Map, is

allocated for light and general industry and warehousing development.

In association with the development the following will be sought:

(A) a roundabout to provide site access from the A38;

(B) a cycle and pedestrian link with the B3187;

(C) on-road cycle lane between the site and Wellington town
centre;

(D) contributions towards a tendered bus service between

Wellington town centre and the site incorporating an on site
passenger collection and set down point for a period of five
years;

(E) structural landscaping and implementation of a landscaping

scheme; and

(F) appropriate measures to ensure adequate drainage and flood

protection measures.

9.37 The site lies to the west and south of Chelston House Farm, west of the A38 link
road to Junction 26 of the M5. It is currently in agricultural use, comprising a
number of separate fields bounded by hedges. The area is generally gently
undulating in nature.

9.38 The site is readily accessible to the national road network, being located in the M5
corridor close to the motorway junction. Given the sites proximity to the main route
between Wellington and Taunton, good access to the site by public transport should
be capable of being achieved.

9.39 This allocation is for Class B1, B2 and B8 uses, and recognises the extensive
space demands of manufacturing and warehousing. Consistent with the Local Plan
strategy, given the proximity of the site to the M5, use of the site for warehousing
and related distribution is in line with government advice in PPG13. However, the
location on the edge of Wellington and some distance from the town centre means

203
 the site is generally unsuitable for offices and other high employment density uses
in conformity with both the strategy and national planning guidance. The site is
therefore limited to industrial and warehousing uses which have lower employment
densities and as such will not result in significant increases in car travel. In order to
maximise the employment opportunities afforded to the site, an area in the southern
part of the site is considered to be particularly suitable for small B1 starter units and
incorporation of this into a proposal for the site will be sought. These should
provide a useful function in the local economy by increasing the availability of
alternative site options for local businesses, and addressing the recognised
shortage of small- and medium-sized units in the Plan area.

9.40 Access to the site via a roundabout on the A38, south of the existing Chelston
roundabout, is considered to provide the most acceptable solution in terms of
highway safety. The various bus, cycle and pedestrian provision both within and
off-site is important to minimise the car travel implications of the development. The
majority of workers are likely to be drawn from Wellington and it is therefore
important to ensure that travel by forms other than car is possible. These measures
will contribute to the overall aim of the sustainable transport system in the town. A
landscaping scheme should be incorporated to minimise the landscape impact of
the development in the wider environment, to contribute to the overall design of the
development and to ameliorate noise and nuisance that may arise from the
industrial development.

9.41 Surface water from the development will discharge to watercourses which are liable
to flood. A surface water attenuation scheme may need to be incorporated to
ensure that there is no damaging impact elsewhere. Policy EN25 refers to the
protection of the watercourses on the site. Development proposals should respect
the watercourses and surrounding environment.

Chelston Business Park

W5 A site of 1.3 hectares north of Chelston Farm as shown on the

proposals map is allocated as an extension of Chelston Business Park
for Class B1 business and B8 warehousing development, provided that
the design and landscaping minimise the impact on views from the
south and west.

9.42 Chelston Business Park has made an important contribution to the local economy,
but is now nearing completion within the currently permitted area. A further small
extension is proposed, which has limited landscape impact.

Milverton Road

W6 A site of 0.8 hectare off Milverton Road as shown on the Proposals Map
is allocated as an extension to the Lowmoor Industrial Estate for
business, warehousing and industrial use, provided that:

(A) measures are taken to investigate any land contamination and

remedial work undertaken as required; and

(B) development does not harm the residential amenity of nearby

residential properties.

9.43 Land between the Lowmoor and Tone Industrial Estates is allocated for further
employment development within Use Classes B1 - B8. The 0.8 hectare site is a
parcel of overgrown land which was formerly associated with processing for the Fox

204
 Brothers Company. Consequently it is likely that the site is contaminated and
appropriate surveys will be necessary to assess the remedial measures needed for
the site to be developed. The south-east corner of the site is directly adjacent to
Lowmoor Cottage, which will limit the scope for B2 uses in that area. Landscaping
along the southernmost and eastern boundaries will need to be retained and
strengthened.

Retailing

9.44 Wellington town centre acts as an important focus for retail and commercial activity,
serving the daily shopping requirements of its 13,000 population, in addition to the
residents of the surrounding villages and hamlets. The town offers a good range of
convenience and comparison goods, as well as service trades.

9.45 Wellingtons Primary Shopping Area is focussed along the western end of High
Street and at Fore Street, where a number of national multiple retailers are found
including Boots, WHSmith and Woolworths. The main Secondary Shopping Area is
to be found at High Street, where a good range of service trades such as estate
agents and travel agents, as well as independent specialist retailers, are located.

9.46 Wellington has been relatively unaffected by recent trends in national retailing. It
has no major food store or retail warehousing. Instead, in terms of food retailers, it
currently offers three medium size supermarkets, all of which are located within the
town centre. These stores (all of which are operated by national multiple retailers)
offer a good choice of convenience shopping. However, the lack of a major
superstore has resulted in many people looking to Taunton to fulfill their weekly
convenience shopping needs.

9.47 A good range of lower order comparison goods stores are to be found within the
town centre. Goods sold include clothing, footwear, jewellery, toys, hobbies, variety
stores, electrical, household goods, furniture, hardware and DIY. Such stores
currently account for over 90 businesses within the town centre. The majority of
these businesses are run by independent retailers. Indeed, only a few national
multiple retailers are to be found within Wellington, reflecting the sub-regional
dominance of Taunton.

9.48 As well as convenience and comparison goods, the town also offers a good range
of service trades, including the major banks and building societies, as well as estate
agents, restaurants and cafes.

9.49 Vacancy levels within the town centre are low. In 2003 figures indicated that, within
the town centre, of a total of 172 retail units (Classes A1, A2 & A3), only 14 (8.0%)
were vacant (Wellington Town Centre Survey, 2003, TDBC). Wellington is
therefore trading at a healthy level. Its range of independent retailers adds
significantly to its local identity, as well as to the character of the town centre.

9.50 The Borough Council will continue to monitor the health of the town centre. To help
achieve this, a comprehensive survey is undertaken each year. This records all
uses within the town centre, but is primarily aimed at collecting information relating
to retail uses within the primary, secondary and tertiary shopping areas. A range of
data is collected for each property, including occupier, use, type of goods sold and
floorspace (refer to Chapter 20 - Monitoring).

205
Retail Policy Framework

9.51 PPG6 emphasises the importance of sustaining and enhancing the vitality and
viability of town centres. The advice recognises that healthy town centres can help
to foster civic pride and local identity, boost investor confidence and promote
sustainable development. The strategy and objectives of the Local Plan reflect this
important advice.

9.52 The Structure Plan recognises that Wellington should continue to function as an
important location for shopping purposes. However, its policies emphasise that any
new retail development must be of an appropriate scale, commensurate with the
settlements strategic importance. Such a policy, taken together with the policies
and proposals as set out below, will help to ensure that:

the vitality and viability of Wellington town centre is sustained and enhanced;
accessible local shopping facilities are protected; and
proposals for new retail facilities have due regard to the appropriate tests as
set out in PPG6.

9.53 The following policies should be read in conjunction with the general retail policies
as set out within the Economy Chapter.

Primary Shopping Area

W7 Within the Primary Shopping Area, proposals for the conversion of

shops to other uses at ground floor level or the provision of non-retail
units at ground floor level by new build or refurbishment will not be
permitted unless:

(A) the proposal would contribute towards sustaining and enhancing

the vitality and viability of the Primary Shopping Area; and

(B) the retail function of the immediate area will not be undermined
by the increased proportion of non-retail uses; or

(C) the conversion ensures the restoration or rehabilitation of a

listed building which is currently in a poor state of repair and
which has remained vacant for a significant period of time.
Applicants will be required to demonstrate that any such
property has been actively marketed for retail use.

9.54 A Primary Shopping Area has been defined within Wellington Town Centre where it
will be the Councils aim to maintain a high proportion of retail uses, and in
particular those uses within Class A1 of the Use Classes Order. As defined, the
Primary Shopping Area (at ground floor level) currently contains 86 units, of which
57 (66.3%) are Class A1 uses, 20 (23.3%) are Class A2 and A3 uses, 5 (5.8%) are
other uses, and 4 (4.6%) are vacant (figures derived from TDBC survey undertaken
during the summer of 2003).

9.55 However, there may be circumstances where the conversion of a shop within the
defined Primary Shopping Area to another use will be permitted; for example, the
conversion of a listed building to ensure its rehabilitation, or the introduction of new
restaurant or leisure facilities. Consequently, in order to provide flexibility, it is
considered that to preclude all uses other than Class A1 would be inappropriate.

206
9.56 Criterion (A) seeks to permit uses other than Class A1 which will contribute towards
the vitality and viability of the Primary Shopping Area. Such uses will need to
demonstrate that they are complementary to the core shopping area, by reason of:

creating beneficial diversity (a use which shoppers and/or visitors are likely to
be attracted to as part of a general shopping or tourist trip);
providing visual interest (quality frontages and display area); and
generating significant pedestrian footfall throughout core shopping hours (at
least similar to that generated by prime location Class A1 uses).

Appropriate uses will include restaurants, cafes, snack bars and leisure facilities
(excluding amusement centres). All proposals for uses other than Class A1 will be
need to be supported by a statement which details how the proposed activity
complies with the requirements of this policy.

9.57 There may be cases where the Borough Council will be willing to permit the
introduction of a certain activity within a particular use class (for example, banks -
Class A2), but not allow others within the same use class (for example, professional
offices - Class A2). In such circumstances the Borough Council will impose
conditions which determine those uses within the appropriate use class that will not
be permitted. In some situations it may also be necessary to impose restrictions
over changes of use which would otherwise be permitted development under the
provisions of the GPDO. These are detailed in policy W8.

9.58 Notwithstanding the above, it is important to maintain and support the principal
shopping function of the Primary Shopping Area, hence the requirements of
criterion (B). Proliferation of non-retail uses can seriously fragment shopping
frontages, damage pedestrian circulation, undermine the scale of retail activity and
ultimately change the character of the shopping centre. The Borough Council will
have regard to such concerns when dealing with any proposed uses other than
Class A1, and will refuse planning permission where it can demonstrate an adverse
impact. As a general rule, the Borough Council will seek to prevent the
establishment of more than two adjoining non-Class A1 units at ground floor level.

9.59 Amusement centres are not considered an appropriate use for the Primary
Shopping Area, given their tendency to generate noise and general disturbance.
As a general rule, such facilities will be directed towards the secondary shopping
areas. However, it is recognised that there is a variety of amusement centres, and
that each case will need to be considered on its merits. In considering all
proposals, the Borough Council will have regard to specific advice within PPG6
(Annex D).

9.60 Criterion (C) seeks to secure the restoration and rehabilitation of listed buildings
which may have been vacant for significant periods of time. The preference will be
on securing Class A1 uses. However, if it can be demonstrated that the building
has been actively marketed for A1 uses without any success, then consideration
can be given to the appropriateness of uses other than A1 (including those which
would normally be prevented through the application of criterion (A)).

9.61 In considering all proposals for non-Class A1 uses within the Primary Shopping
Area, the Borough Council will have regard to the results of ongoing monitoring
activity which seeks to continually appraise the overall vitality and viability of the
town centre (refer to paragraph 9.50).

9.62 Policy W10 and supporting text provide more detail as to the overall aim of creating
diversity of use within the wider town centre environment.

207
9.63 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the
design of new shopfronts (policy EC16) and security grilles (policy EC17) will be
major considerations in this location. Living Over The Shop (LOTS) initiatives have
much to contribute to the vitality and viability of town centres. Opportunities within
the Primary Shopping Area will be actively investigated. The provisions of policy
EC18 apply.

Restrictions on Change of Use from Food and Drink Establishments

W8 Where an over-representation of financial and professional service uses

threatens the vitality and viability of the Primary Shopping Area, the
determination of any application for a Class A3 (food and drink) use will
be subject to a condition requiring planning permission to be obtained
for any future change of use of the property to activities within Class A2
(financial and professional services).

9.64 There may be occasions where the Borough Council will wish to permit a Class A3
use (food and drink) within the Primary Shopping Area. In such circumstances the
Borough Council may wish to apply a restrictive condition, preventing the change of
use from Class A3 to Class A2 (financial and professional services). The General
Permitted Development Order 1995 normally enables the change of use from Class
A3 to Class A2 without the need for planning permission. The decision to apply a
restrictive condition (and thus remove the provisions of the GPDO) will be
dependent upon:

the perceived overall health (good or poor) of the Primary Shopping Area; and
an assessment of the effects (positive or negative) of introducing further
Class A2 uses within the Primary Shopping Area.

9.65 Such a cautious approach is justified in an area where it is essential to maintain the
vitality and viability of the core shopping area of the town centre. Where such
conditions are applied, any future proposal to convert the premises from Class A3
to Class A2 will be considered in accordance with the provisions of policy W7.

Secondary Shopping Areas

W9 Within the defined ground floor frontage of the Secondary Shopping

Areas, proposals for additional or enhanced retail facilities will be
permitted. Permission will also be granted to other uses which:

(A) are appropriate and complementary to a town centre location;

and

(B) generate customer activity; and

(C) retain commercial frontage.

Such uses will include those within Classes A2 and A3 of the Use
Classes Order.

9.66 Secondary Shopping Areas have been defined by frontage within Wellington Town
Centre, where it will be the Councils aim to support new retail facilities and allow
flexibility for other complementary uses. Within the Secondary Shopping Areas,
diversification has the most to contribute towards town centre vitality and viability.

208
9.67 Within the town centre, Secondary Shopping Areas are those areas which naturally
extend beyond the prime retail frontage. They tend to be dominated by retailers,
but in fact a wide variety of uses are to be found, including estate agents,
restaurants, hot food takeaways, doctors surgeries, amusement centres, and
leisure facilities. Secondary Shopping Areas fluctuate according to the health of the
local and national economy, tending to have a higher proportion of Class A1 uses
during periods of economic growth, whilst having higher levels of other uses and
vacancies during periods of recession. However, within the Secondary Shopping
Areas, vacancy levels are always significantly higher than is found within the
Primary Shopping Areas. Secondary Shopping Areas complement the range of
goods to be found within the Primary Shopping Areas, and also tend to serve the
daily needs of those residential areas within and on the periphery of the town
centre.

9.68 It is important to maintain the health of these areas. Consequently, proposals for
new or enhanced Class A1 retail facilities will be permitted. However, it is important
to recognise that other uses look to locate within these areas and, in the interest of
promoting vitality and viability, should continue to do so. The majority of non-A1
uses that are appropriate to Secondary Shopping Areas fall within Classes A2
(financial and professional services) and A3 (food and drink) of the Use Classes
Order. However, any use that adds to diversity, creates interest and generates
increased footfall should be permitted. Such uses will include, amongst others,
amusement centres, launderettes, hotels, arts, and leisure facilities. However, uses
which result in a loss of commercial frontage and pedestrian activity, such as
housing or Class B1 offices, will not be permitted.

9.69 Policies S1 and S2 will apply to the consideration of any proposal. In addition, the
design of new shopfronts (policy EC16) and security grilles (policy EC17) will be
major considerations in these locations. Living Over The Shop (LOTS) initiatives
have much to contribute to the vitality and viability of town centres. Opportunities
within the Secondary Shopping Areas will be actively investigated. The provisions
of policy EC18 apply.

Complementary Uses within the Town Centre

W10 Proposals which complement the existing range of shopping facilities

and create diversity and interest in the town centre will be permitted.
Such uses include restaurants, cafs, public houses, leisure and arts
facilities.

9.70 PPG6 emphasises the importance of a mix of appropriate uses within the town
centre in order to maintain and enhance vitality and viability. Indeed, it is essential
that different but complementary uses are supported, making town centres more
attractive to local residents, shoppers and visitors. Such an approach is equally
valid within the Primary Shopping Area, although it is essential to recognise and
support its main shopping function. Proposals in this area will need to be carefully
assessed in order to judge whether they will complement or threaten the key retail
function. The policy supports the aims of criterion (A) of policy W7. Policy W9
(Secondary Shopping Areas) and general policies S1 and S2 are also relevant.

9.71 For the purposes of this policy (and that of policy EC10), the town centre is defined
according to appropriate easy walking distance from the Primary Shopping Area
and/or central bus stops. For Class A3 uses such as restaurants, this is likely to be
within 200 metres of the Primary Shopping Area. For other uses, such as leisure
and arts facilities, a wider definition may be used reflecting the increased distance
which people may be prepared to walk to reach such facilities. In such cases, a

209
 distance of 200-500 metres from the Primary Shopping Area and/or public transport
stops may be appropriate. Each case will be judged on its merits.

Local Shopping

9.72 Rockwell Green is approximately 1 kilometre west of Wellington town centre, and is
defined as an associated settlement in policy W1. In the interests of reducing travel
requirements it is important to protect the availability of shopping facilities within
Rockwell Green. However, the current range of shops and services within the
settlement are scattered and, as a consequence, it is not possible to actually
identify a local centre, the vitality and viability of which could be protected.
Instead, the application of policy EC12 will ensure that adequate protection is given
to an availability of local service facilities, including shops.

9.73 Policies EC11 and EC15 outline the approach for the consideration of individual
proposals for the improvement and enhancement of shopping facilities within the
associated settlements.

Town Centre Uses

W11 Within Wellington town centre, mixed-use developments will be

permitted on sites at Bulford (0.8 hectare) and High Street (0.9 hectare)
as shown on the Proposals Map. Permitted uses will include retailing,
food and drink, offices, leisure, entertainment and health care facilities.

Development will be permitted provided that:

(A) where residential uses are proposed as part of a mixed-use

commercial/residential scheme, environmental conditions are
suitable for new and adjoining residents;

(B) the total net convenience goods floorspace in Wellington,

including new developments, does not exceed 2700 square
metres;

(C) provision is made for the continued rear servicing of properties

on Fore Street, South Street and High Street, and servicing
improvements are facilitated;

(D) adequate provision is made for access, servicing and car

parking, including short-stay town centre parking;

(E) improved pedestrian access to Fore Street, South Street and

High Street is facilitated;

(F) the character of the conservation area and settings of adjoining

listed buildings are preserved or enhanced;

(G) an archaeological survey is undertaken, together with (if

required) excavation and/or evaluation of the deposits identified.

In association with the development, the following will be sought:

(H) contributions towards both necessary and related off-site works

required to improve highway safety within the vicinity of the site,
as well as contributions towards related elements of the

210
 Wellington Transport Strategy, the implementation of which will
improve the overall accessibility of the site. This will primarily
involve measures to improve cycle accessibility within the town
centre, but may also include other elements of the Strategy.

Bulford

9.74 The Bulford site consists of a Medical Centre (including an associated pharmacy)
and a Borough Council owned public car park (97 spaces). The Trustees of the
Medical Centre have made it known that they require a new, substantially larger,
medical facility to enable them to provide the range and quality of services now
expected by patients. In order to help fund this they are willing to make their
current site available for redevelopment. Their new facility could be within new
premises as part of the redevelopment of the site (eg, at first floor level above new
retail facilities) or at another site within the town.

9.75 The site is situated to the rear of the Fore Street Primary Shopping Area, with
vehicular access being gained via South Street/Bulford. From the town centre,
pedestrian access to the site can be gained via footpaths leading from Fore Street
and South Street. Both routes are in need of improvement (criterion (E)). In the
case of Fore Street, the possibility of providing a new improved pedestrian link
consistent with conservation objectives should be considered. Both routes should
be welcoming from a visual perspective, as well as being safe and convenient.

9.76 It may be possible to increase the site area by including adjoining land at the rear of
properties on Fore Street, subject to amenity, highway, conservation and
archaeological considerations.

9.77 The site is ideal for retail development, being located adjacent to the Primary
Shopping Area. Other town centre uses will also be appropriate including offices,
leisure and entertainment. Retention of the care facilities (ideally to be included as
part of a mixed-use redevelopment scheme which incorporates a significant
element of retail provision) would also be acceptable. Residential uses will be
encouraged and supported with any scheme. The Borough Council will adopt a
positive approach to schemes which seek to incorporate both a horizontal and
vertical mix of uses, subject to appropriate design and conservation considerations.
The site is large enough to accommodate a new supermarket of the size needed to
enhance the town centres food retailing facilities, and to meet retailers known
requirements (refer to paragraph 4.44). It is one of two opportunities for new retail
development within the town centre.

9.78 The site is in close proximity to an area of environmental quality and historic
significance, adjoining a number of listed buildings along Fore Street and South
Street, as well as the Wellington Town Centre Conservation Area. These factors
will necessitate a redevelopment scheme of appropriate scale, massing and quality
design (criterion (F)). A design statement will be required in support of any
planning application.

9.79 In order to avoid pedestrian and vehicular conflict, it will be a requirement of the
scheme to facilitate the continued rear servicing of commercial and residential
properties on Fore Street and South Street (criterion (C)). Criterion (E) of policy
EC12 also applies.

9.80 The site is within a designated Area of High Archaeological Potential (AHAP).
Research by English Heritage (as part of the Extensive Urban Survey) has shown
that this site is located in an area where Saxon and medieval occupation took

211
 place. Accordingly, an archaeological evaluation of the site will be required before
the granting of planning permission, to indicate the presence, extent, nature and
date of any deposits (and to identify measures to mitigate the effects of the
development on any deposits found). Applicants are advised to seek the advice of
the County Archaeologist.

9.81 The western boundary of the site contains a number of semi-mature trees which are
protected by tree preservation orders. These trees are of significant amenity value,
and provide a useful screen between the site and the existing housing.
Accordingly, they should be protected as part of any redevelopment proposal.

9.82 Maintaining a good supply of convenient and accessible short stay shopper/visitor
car parking facilities is a key element which contributes towards sustaining and
enhancing the vitality and viability of town centres. The Bulford car park is one of
the most popular shoppers car parks in Wellington. It is essential to ensure that
such provision will at least be replaced in full as part of the redevelopment proposal.
Accordingly, the Borough Council will impose conditions which ensure the
availability of car parking on the redeveloped site to serve a dual purpose, namely
to facilitate car parking for both the new facilities and the town centre generally
(criterion (D)). Such an approach is in accordance with advice contained within
PPG6 (paragraph 2.31). The overall amount of car parking required (over and
above the existing provision) will vary according to the nature of the proposal, and
will be examined within the necessary Transport Assessment.

9.83 The proposal will generate increased journeys to this part of the town centre. This
has two implications. Firstly, for reasons of highway safety, it will be essential to
ensure that surrounding road junctions are safe for vehicles, pedestrians and
cyclists. A Transport Assessment will be required to assess this issue in more
detail. Contributions will be sought toward those junctions which require
improvements as a result of the development. Secondly, to promote sustainable
development and sustainable lifestyles, the Wellington Transport Strategy aims to
improve accessibility for modes of travel other than the car. The Borough Council
acknowledges that the site, being within the town centre, is in a highly accessible
location. However, access to the site (and the town centre generally) is in need of
improvement. Policies M1-M3 seek to ensure that access is made as convenient
as possible, for pedestrians, cyclists and those reliant upon public transport.
Without such measures, car trips within the vicinity of proposed town centre
development sites could increase unacceptably. Accordingly, criterion (H) will
require any scheme to contribute towards proposals for greater cycle accessibility
within the town centre and, possibly, measures to facilitate convenient access to the
site by public transport. Details of the cycleway proposals are identified on the
Proposals Map. Ultimately, the scale of contribution will be dependent upon the
impact of the scheme in terms of trip generation, over and above that generated by
the existing permitted use. The development will be required to provide secure
cycle parking facilities within the site. The Borough Council will only permit a level
of staff car parking which is in line with the requirements of policies M1-M3.

9.84 The Borough Council will be mindful of the impact of any development on the
amenities of adjoining and nearby residential properties. Accordingly, the
provisions of policy S1 apply.

High Street

9.85 The High Street site consists of an existing supermarket and associated car park
(42-46 High Street). Adjoining this is a large area of vacant open land which was
formerly used as a garden centre, although a small part of it is currently being used

212
 for open car sales. Included within the allocation are numbers 38 and 40 High
Street (the buildings of which should be retained), as well as the largely overgrown
and disused rear gardens to numbers 32-36 High Street.

9.86 The site adjoins the Secondary Shopping Area. Vehicular access is gained from
Scotts Lane (via South Street, Buckwell or Priory). From the town centre,
pedestrian access to the site can be gained via a footpath leading from High Street
(adjoining the supermarket). This route is in need of improvement (criterion (E)).
The improved route should be welcoming from a visual perspective, as well as
being safe and convenient.

9.87 The Borough Council will consider proposals to include adjoining land as part of any
redevelopment proposal, subject to amenity, highway, conservation and
archaeological considerations.

9.88 The site is well suited for retail development. Other town centre uses will also be
appropriate, including offices, leisure, entertainment and health care facilities
(ideally to be included as part of a mixed-use redevelopment scheme which
incorporates a significant element of retail provision). Residential uses will be
encouraged and supported with any scheme. The Borough Council will adopt a
positive approach to schemes that seek to incorporate both a horizontal and vertical
mix of uses, subject to appropriate design and conservation considerations. The
site is large enough to accommodate a new supermarket of the size needed to
enhance the town centres food retailing facilities, and meet retailers known
requirements (refer to paragraph 4.44). It is one of two opportunities for new retail
development within the town centre.

9.89 The site is in close proximity to an area of environmental quality and historic
significance, adjoining a number of listed buildings along High Street, as well as the
Wellington Town Centre Conservation Area. These factors will necessitate a
redevelopment scheme of appropriate scale, massing and quality design (criterion
(F)). A design statement will be required in support of any planning application.
The supermarket building (42-46 High Street) is of no architectural or historic merit.
Accordingly, the Borough Council will permit its demolition as part of any
redevelopment proposal. This will assist with providing vehicular access to High
Street and/or a redeveloped street frontage, as well as improved pedestrian access
(criterion (E)). The adjoining vacant buildings to the west (38-40 High Street) are
not listed but should be retained. They consist of a nineteenth century facade
hiding a much earlier building. Ideally, these buildings should be incorporated
within any redevelopment proposals.

9.90 In order to avoid pedestrian and vehicular conflict, it will be a requirement of the
scheme to facilitate the continued rear servicing of commercial and residential
properties on High Street (criterion (C)). Criterion (E) of policy EC12 also applies.

9.91 The site is within a designated Area of High Archaeological Potential (AHAP).
Research by English Heritage (as part of the Extensive Urban Survey) identifies the
site as significant, possibly containing important archaeological remains associated
with medieval burgage plots. These may include domestic refuse pits as well as
possibly domestic and industrial structures. Accordingly, an archaeological
evaluation of the site will be required before the granting of planning permission, to
indicate the presence, extent, nature and date of any deposits (and identify
measures to mitigate the effects of the development on any deposits found -
criterion (G)). Applicants are advised to seek the advice of the County
Archaeologist.

213
9.92 The site is currently devoid of any tree cover. A landscaping scheme will be
required which will help to enhance this area of the town centre, and provide an
improved visual buffer between the conservation area and the industrial units to the
south-east.

9.93 Providing a good supply of convenient and accessible short-stay shopper/visitor car
parking facilities is a key element that contributes towards sustaining and
enhancing the vitality and viability of town centres. The current car park serving the
supermarket is important, as it enables shoppers to undertake linked
convenience/comparison shopping trips within the town centre. To ensure the
continued benefit of this facility, the Borough Council will impose conditions which
ensure the availability of car parking on the redeveloped site to serve a dual
purpose, namely: to facilitate car parking for the new facilities and the town centre
generally (criterion (D)). Such an approach is in accordance with advice contained
within PPG6 (paragraph 2.31). The overall amount of car parking required (over
and above the existing provision) will vary according to the nature of the proposal,
and will be examined within the required Transport Assessment.

9.94 The proposal will potentially generate increased journeys to this part of the town
centre. This has two implications. Firstly, for reasons of highway safety, it will be
essential to ensure that surrounding road junctions are safe for vehicles,
pedestrians and cyclists. A Transport Assessment will be required to assess this
issue in more detail. Contributions will be sought towards junction improvements
that may be required as a result of the development. Secondly, to promote
sustainable development and sustainable lifestyles, the Wellington Transport
Strategy aims to improve accessibility for modes of travel other than the car. The
Borough Council acknowledges that the site, being within the town centre, is in a
highly accessible location. However, access to the site (and the town centre
generally) is in need of improvement. Policies M1-M3 seek to ensure that access is
made as convenient as possible, for pedestrians, cyclists and those reliant upon
public transport. Without such measures, car trips within the vicinity of proposed
town centre development sites could increase unacceptably. Accordingly, criterion
(H) will require any scheme to contribute towards proposals for greater cycle
accessibility within the town centre and, possibly, measures to facilitate convenient
access to the site by public transport. Details of the cycleway proposals are
identified on the Proposals Map. Ultimately, the scale of contribution will be
dependent upon the impact of the scheme in terms of trip generation, over and
above that generated by the existing permitted use. The development will be
required to provide secure cycle parking facilities within the site. The Borough
Council will only permit a level of staff car parking which is in line with the
requirements of policies M1-M3.

9.95 The Borough Council will be mindful of the impact of any development on the
amenities of adjoining and nearby residential properties. Accordingly, the
provisions of policy S1 apply.

Office Development

W12 Within or adjacent to the commercial area of Wellington town centre,

proposals for offices will be acceptable provided that:

(A) the gross floor area of the development does not exceed 600
square metres;
(B) they do not result in the loss of ground floor retail frontage within
the Primary or Secondary Shopping Areas; and

214
 (C) where appropriate, their design preserves or enhances the
character of the conservation area and adjoining listed buildings.

9.96 The sequential test recommended in PPG6 requires that major office development
is directed to Taunton town centre. However, small-scale office development will
be permitted in the centre of Wellington where it would be accessible from the town
and its dependent rural areas without total reliance on car travel. The definition of
small-scale is set out in paragraph 4.68.

ENVIRONMENT AND CONSERVATION

Historic Built Environment

9.97 Wellington is classified in the Structure Plan as an Outstanding Heritage

Settlement. The form and structure of central Wellington has grown around the
characteristic medieval burgage plots fronting Fore Street and High Street. The
majority of this historic core is designated as a conservation area, which extends
along High Street, North Street, South Street and Fore Street stretching into Mantle
Street. Development within the Conservation Area should preserve or enhance its
character in line with policy EN14.

9.98 The Conservation Area contains many of Wellingtons most important buildings of
historic and architectural interest. The preservation of their special character, and
that of other listed buildings situated outside the Conservation Area, is addressed in
policy EN16.

9.99 An extensive area in the centre of Wellington is identified as an Area of High

Archaeological Potential (AHAP). This covers the historic core of the town within
which there are thought to be considerable undiscovered archaeological remains
(policy EN23 refers). Additionally, there are eight County Archaeological Sites in
and around Wellington, including St Johns Church and Churchyard, Tonedale Mill
and the Grand Western Canal.

9.100 The medieval pattern of long, narrow burgage plots is still preserved behind the
premises in High Street and, to a lesser extent, behind Fore Street. Many of the
remaining boundary walls are brick and stone and contribute to the scale and
character of the area. Though the walls themselves do not date from this period
they maintain an historic feature which should be recognised when proposals that
affect them are considered. The aim of policy W13 is to ensure that as far as
possible the pattern of burgage plots is retained in development proposals on land
to the rear of High Street and Fore Street.

W13 Proposals for the development of land behind premises in High Street
and Fore Street should retain as much as possible of the existing
burgage patterns.

Landscape

9.101 A green wedge of open land has previously been designated between Wellington
and Rockwell Green. The boundaries are shown on the Proposals Map. It is
proposed that the Green Wedge will continue to be protected under policy EN13,
where development will be restricted to proposals which retain the open character
of the area. This area is a high quality landscape that not only has value for
farming, leisure and wildlife but also provides an attractive visual and physical gap
between Wellington and the associated settlements of Rockwell Green and
Westford, helping to preserve their separate identity.

215
9.102 Within the Green Wedge, Foxdown Hill/The Cleve and Linden Hill are identified as
Special Landscape Features. These are features within the landscape which make
an important contribution to the character of the surrounding area and are protected
from harmful development by policy EN11. Foxdown Hill dominates the centre of
the Green Wedge and is very prominent in the local landscape, particularly when
viewed from the north-western part of the town. Linden Hill is a spur of higher land
which runs from the north of Lower Westford and provides visual enclosure on the
northern side of the Green Wedge.

Approach Routes into Wellington

W14 Development which would harm the landscape setting of approach

routes into Wellington will not be permitted.

9.103 The setting of approach routes into Wellington should be safeguarded to maintain
the attractive image of the town. Examples include Taunton Road from the east,
Exeter Road from the west, and Milverton Road from the north. Measures to
enhance the setting of such routes will be supported.

Nature Conservation

9.104 There are several County Wildlife Sites in and around Wellington which will be
protected under policy EN3 and are identified on the Proposals Map. Two sites
which are of particular wildlife importance, at Wellington Basins and a pond near
Swains Lane, have been designated as Local Nature Reserves whilst a third, at
Winsbeer, is currently under negotiation with the landowner.

COMMUNITY

9.105 Wellington has a wide range of community facilities, including several schools, a
library, cinema and museum. In addition, there are a variety of playing fields and
sporting facilities, including Wellington Sports Centre. Indeed, much of the built up
area is characterised by parks, playing fields and other areas of open space, such
as allotments, which are identified on the Proposals Map and are protected from
harmful development by policies C3 and/or EN24. All leisure and community
facilities are important to the population of Wellington and surrounding area, and
the Council will seek to protect and enhance them.

9.106 In addition, the route of the Grand Western Canal between Taunton and Tiverton
passes to the north of Wellington. As well as being a valuable wildlife corridor, the
route of the canal forms part of the long distance West Deane Way footpath, and
provides a recreational asset for both local residents and visitors. Policies C6 and
C8 ensure that the potential of the canal route for use as a footpath or cycleway is
protected.

Sewage Treatment Works

W15 Land is allocated for an extension to the Wellington Sewage Treatment

Works.

9.107 Wessex Water Plc advise that the existing sewage treatment works is nearing its
capacity, and further growth in the Wellington area will soon lead to the need for
additional capacity. Accordingly, an area for the future expansion of the works is
shown on the Proposals Map and this will be protected from alternative
developments. Wessex Water will fund any necessary improvement from its own
resources. The improvements will be timed to ensure that proposed developments
are not delayed by the lack of sufficient treatment capacity.

216
CHAPTER 10 BISHOPS LYDEARD
Background

10.1 Bishops Lydeard is a rural centre which serves as a focal point for economic and
social activity for its rural hinterland. The Structure Plan defines Bishops Lydeard as
an Outstanding Heritage Settlement. The village straddles the boundary between the
Landscape Character Areas of the High Vale to the north and Low Vale to the south.
The older part of the village is designated as a conservation area and is linear in
character, centred around the road to Cothelstone. Buildings are constructed from
local red sandstone with slate roofs, and many are listed. To the west and south of
Bishops Lydeard are open areas of floodplain. These areas provide an important
setting to the village. To the west of the village, the A358 separates Bishops Lydeard
from Greenway, an estate considered to be part of Bishops Lydeard, linked by an
underpass.

10.2 Bishops Lydeard has a primary school, village hall, post office, two churches, four
public houses, library, health centre (and chemist), veterinary centre and a good
range of shops. These services, in addition to a number of small businesses, the
West Somerset Railway and the Broadgauge Business Park, provide a range of local
employment opportunities. There is a frequent bus service between Bishops
Lydeard and Taunton.

Housing

10.3 Bishops Lydeards function as a rural centre points to its suitability for some future
growth. However, to accord with the principles of sustainable development, such
growth needs to be limited to that which will support social and economic viability,
and which will protect and enhance environmental quality. To comply with such
criteria, only one relatively small housing allocation is proposed. This allocation will
help to deliver a range of housing types, in addition to securing environmental
improvements. Changing social circumstances (the trend towards smaller household
sizes) will eventually result in a declining rural centre population. This will lead to a
social imbalance, as only those locals who can afford to buy will stay. Such
problems are already apparent. Figures obtained from the Housing Register (August
2001) indicated that within the parish of Bishops Lydeard and Cothelstone, there
were at least 17 households in housing need. Income figures further suggest that
about one quarter of households have annual gross income below 10,000 (2000
figures) and are therefore unlikely to be able to enter the housing market.
Accordingly, the allocated sites should contribute to meeting these local needs in
accordance with policy H9 and Government advice on affordable housing. This will
be achieved through the delivery of a high-density development, coupled with a
specific requirement for affordable housing. In addition, it will help to secure
environmental improvements, as well as to provide additional limited support to local
services.

BL1 A site of 0.8 hectare at Gore Farm as shown on the Proposals Map is
allocated for no less than 20 dwellings, provided that:

(A) the proposed scheme design respects the setting of the

conservation area;

(B) appropriate alternative uses are found for the traditional farm
buildings which are to be retained; and

217
 (C) a landscaping scheme is incorporated within the scheme design.

In association with the development, the following will be sought:

(D) affordable housing provision in accordance with policies H9 and

H10;

(E) an archaeological survey; and

(F) improvements to the pedestrian network to secure improved

linkages with village facilities.

10.4 The allocation at Gore Farm has been carried forward from the West Deane Local
Plan. It is partially within the conservation area, and also the Area of High
Archaeological Potential. Consequently, an archaeological investigation will be
required. The traditional barns, which are to remain, are likely to be suitable for
residential conversions, so an appropriate scheme will need to be designed to take
these considerations into account. Provision of open space will be required, the most
suitable form of which is likely to be a small childrens play area. The landscaping
scheme will need to improve the screening of the site as viewed from the A358.
Affordable housing will be sought in accordance with the provisions of policies H9
and H10 to meet the identified local housing need set out in paragraph 10.3. The site
is not considered to have unusual costs associated with it, and is reasonably well
located for local services and public transport facilities. Accordingly, the Borough
Council considers that some 30% of the dwellings to be built should be affordable, in
accordance with the definition in paragraph 3.42 of the Housing chapter. To meet
the identified need, the priority will be the incorporation of social rented housing. The
site is poorly located for pedestrians, with the absence of any footpath connecting to
the site. Consequently, there is a need to secure convenient/safe pedestrian access
to local facilities. This could involve the introduction of pedestrian crossing points
and/or an extension of the footpath network. Given the sensitive location of the site
with respect to the open areas to the west, the requirements of policy EN34
regarding external lighting will need to be carefully considered.

BL2 New housing development will be restricted to small-scale

developments, including infilling, within the defined settlement limits.

10.5 Other than on the allocated site, residential development will be restricted to small-
scale development in character with the settlement, such as appropriate infilling,
conversions and small groups of dwellings within the settlement limits.

Environment

BL3 The open areas west and south of Bishops Lydeard will be protected
from development.

10.6 The open areas of floodplain west and south of Bishops Lydeard provide an
important setting for the village, and are partially protected by inclusion in the
conservation area and because they are largely outside the defined settlement limits.
However, it is appropriate to protect them more directly from development by a
specific policy.

BL4 Areas of environmental importance, shown on the Proposals Map, will

be protected from development.

218
10.7 Some areas of Bishops Lydeard have the physical potential for infilling or small
groups of houses, but are at present semi-open breaks in the settlement or back
gardens, which are inappropriate for development. These areas will be protected
from development.

219
CHAPTER 11 CORFE
Background

11.1 Corfe is at the foot of the Blackdowns scarp, partly within the Blackdown Hills AONB.
It is a linear village straddling the boundary between the Low Vale and Limestone
Scarp Landscape Character Areas.

11.2 It has a conservation area with a number of listed buildings. The principal building
materials are local chert, blue lias and white lias, with slate and clay tile roofs. There
are several Important Tree Groups and areas to be protected from development.

11.3 Services include a village hall, public house, playing field and childrens play area.
There is a limited shoppers bus service to Taunton.

Housing

CO1 A site of 0.4 hectare is proposed for at least six dwellings at Corfe Farm,
to comprise sensitive conversion of the farmhouse and associated
traditional outbuildings, plus redevelopment of the large dilapidated
agricultural buildings to the rear, provided that:

(A) the design, materials and layout reflect those of the traditional
farm buildings on site and respect the character of the
conservation area; and

(B) sensitive planting is provided along the northern boundary to

soften and enhance the development.

11.4 Corfe enjoys close proximity and good accessibility to Taunton, and would benefit
from a small amount of development to help to support facilities like the public house
and village hall, thus maintaining its social and economic viability. The proposed
development in policy CO1 would achieve this.

11.5 The development will help to secure the future of the attractive lias and chert stone
farmhouse, and the associated outbuildings in traditional materials, at Corfe Farm.
They enjoy a prominent position at the western entrance to the village, within a
conservation area. These buildings should be retained and incorporated within the
scheme, which may involve sensitive conversion where necessary. The whole
development must be sensitively designed to respect their appearance, materials,
layout and setting. New buildings should be mainly confined to the site of the large,
rather dilapidated wooden and corrugated iron agricultural buildings, which are
unworthy of retention.

11.6 The existing access to the site should be used, and must not be made suburban in
character but instead should be sensitively designed to maintain the rural character
of the area. A good standard of landscaping is required. This should include
sensitive landscaping along the north boundary to soften and enhance the
development, but it should not obscure attractive views of the traditional farm
buildings from the road.

CO2 Other than the site allocated in policy CO1, new housing at Corfe will be
limited to infilling within the village limits.

11.7 Some limited opportunities remain for further infilling in the village without significant
harm to its rural character.

220
CHAPTER 12 COTFORD ST LUKE
Background

12.1 Cotford St Luke is a new village which was allocated in the West Deane Local Plan,
whose construction started in 1997. Outline planning permission exists for
600 dwellings subject to a planning obligation relating to layout, phasing and the
provision of on- and off-site services and infrastructure.

12.2 The village is set within the Halse Water valley of the Vale of Taunton Deane, and is
consequently very well screened from external views. A Development Guide was
prepared, setting out detailed standards and requirements. Much emphasis is placed
on the design and layout of the development, aiming to provide a rural, unique
character based around traffic calmed roads and comprehensive cycling and
pedestrian provision. Existing buildings, particularly the main complex, are being
retained and incorporated in the village, including the large hall and church. The
village services are also planned to include a small primary school, local shopping
and leisure provision, and large areas of playing fields and public open space.

Capacity

CSL1 Development will be permitted in accordance with the agreed

Development Guide and Master Plan for Cotford St Luke up to a limit of
approximately 850 dwellings.

12.3 As development has progressed, it has become clear that the allocated area has the
potential to accommodate considerably more dwellings than originally anticipated.
This increase in numbers reflects the higher densities which have been sought, and
ensures that the land allocated for development is being used efficiently. This will
also help to improve the viability and cost effectiveness of the village services.

221
CHAPTER 13 CREECH ST MICHAEL AND CREECH HEATHFIELD
Background

13.1 For the purposes of this Plan, Creech St Michael and Creech Heathfield are to be
considered as a single interdependent settlement, the limits of each being separated
by a short distance. Indeed, Creech Heathfield (the smaller of the two) can be
viewed as a dormitory settlement, with many residents reliant on Creech St Michael
for their range of community facilities.

13.2 Creech St Michael is a relatively large village situated approximately three miles to
the east of Taunton, beyond the route of the M5 motorway. The village is built on
land that rises gently from the floodplain of the River Tone. The village straddles two
Landscape Character Areas: the River Floodplain to the south and Low Vale to the
north. The older part of the village is linear in character with a number of listed
buildings. However, the majority of housing within the village consists of a number of
post-1945 residential estates. From a townscape perspective, the canal, the River
Tone and the mainline railway contribute key elements which help establish the
varied character of this village. Other significant elements include the paper mill and
the area immediately surrounding St Michaels Parish Church.

13.3 Creech St Michael has a primary school, a village hall, a post office, two churches,
two public houses, a doctors surgery and a small range of shops. These services, in
addition to a number of small businesses located at Vicarage Lane and Creech Mill
Estate, provide an element of local employment. There is a frequent bus service
between Creech St Michael and Taunton.

13.4 Creech Heathfield is a smaller settlement situated immediately to the north of Creech
St Michael. The gently undulating land immediately surrounding it is used for a
mixture of grazing and arable farming. To the east, the Somerset Levels provide the
landscape setting, while the North Curry Ridge is the dominant visual feature in the
near distance. Creech Heathfield has been built on the east side of the main road
from Creech St Michael and, to the passer by, appears as a short length of ribbon
development. Most of the development is relatively modern in construction, with the
majority of housing having been built since the Second World War. Older parts
include Crown Lane with the seventeenth-century former Crown Inn, which is listed.

13.5 The only facilities to be found in Creech Heathfield are a hairdressing salon, a public
phone box and a post box. There is a very limited bus service to and from Taunton.

Development Policies

13.6 A number of factors point to Creech St Michaels suitability to accommodate a small

amount of new development. These include the size of the village (one of the largest
in the Borough), its close proximity to Taunton (with convenient access achievable
via bus and cycle), and its excellent level of local services. Furthermore, following a
comprehensive household survey, the Parish Council have acknowledged that the
village could support a small amount of new development (up to 50 dwellings).
However, to accord with the principles of sustainable development, new housing
growth needs to be limited to that which will support social and economic viability,
and which will protect and enhance environmental quality. To comply with such
criteria, only one relatively small housing allocation is proposed. This allocation will
help to deliver a range of housing types, in addition to securing environmental
improvements. Changing social circumstances (the trend towards smaller household
sizes) will eventually result in a declining village population. This will lead to a social
imbalance, as only those locals who can afford to buy will stay. Such problems are

222
 already apparent. Figures obtained from the housing register (1999) suggested that
within the parish of Creech St Michael there were at least 16 households in housing
need. Income figures further suggest that over one fifth of households have annual
gross incomes below 10,000 (1995 figures), and are therefore unlikely to be able to
enter the housing market. The allocation at Hyde Lane (policy CM1) is a modest
amount of development which will help to counter such problems. This will be
achieved through the delivery of high-density development, coupled with specific
requirements for affordable housing. In addition, the allocation will help to secure
environmental improvements, as well as to provide additional limited support to local
services.

CM1 A site of 1.1 hectares at Hyde Lane as shown on the Proposals Map is
allocated for not less than 35 houses, provided that:

(A) a landscaping scheme is provided, to incorporate the protection

of existing boundary hedgerows;

(B) a single vehicular access/egress point is provided to the site;

and

(C) an off-road footpath/cycleway is provided through the site,

linking to the entrance of the recreation ground.

In association with the development the following will also be sought:

(D) the provision of a traffic calming scheme along the section of

Hyde Lane which adjoins the site; and

(E) affordable housing provision in accordance with policies H9 and

H10.

Development of the site shall not commence until the northern section
of Hyde Lane between Hyde Lane Cottages and Brittons Ash has been
closed to through traffic.

13.7 Land at Hyde Lane, west of the Primary School, has potential for a residential
scheme consisting of a minimum of 35 dwellings. The site currently consists of two
fields used for grazing, set in a predominantly rural setting to the west of the current
built up area. A well-designed scheme in terms of layout, buildings and landscaping
will be required to enable the smooth assimilation of this proposal into the rural
setting. This should incorporate the protection of existing hedgerows which currently
form a boundary to the site. Affordable housing will be sought in accordance with the
provisions of policies H9 and H10 and Government advice on affordable housing to
meet the identified local need set out in paragraph 13.6. The site is not considered to
have unusual costs associated with it, and is reasonably well located for access to
local services and public transport. Accordingly, the Borough Council considers that
some 35% of the dwellings to be built should be affordable. To meet the identified
need, the priority will be the incorporation of social rented housing.

13.8 Hyde Lane is unsatisfactory from a highway safety point of view, yet many residents
of Creech St Michael use it as a route to and from the village. Development of the
proposed site will undoubtedly lead to an increase in the volume of traffic using it, so
it is important that appropriate measures are taken to reduce the level of risk, by
reducing the volume and speed of traffic and achieving better segregation of cyclists
and pedestrians from vehicular traffic. The most important of these is the closure to
through traffic of the northern section of Hyde Lane, between Hyde Lane Cottages

223
 and Brittons Ash. This is a prerequisite of the development. Ultimately, it is likely to
be effected by construction of the realigned A38 in conjunction with the proposed
major development site at Monkton Heathfield, although other means may be
acceptable beforehand. It is also important that the development does not make the
route more attractive to through traffic by improving its width and/or alignment.
Consequently, only a single access point to the site will be permitted, preventing the
formation of an improved through route. For reasons of highway safety, a traffic
calming scheme will be required along the section of Hyde Lane which adjoins the
site. In order to improve the overall safety of pedestrians and cyclists, and facilitate
safe and convenient access to recreation facilities, an off-road foot and cycle path will
be required through the site, linking to the entrance of the playing fields.

CM2 Other than on the site allocated in policy CM1, new housing
development will be restricted to small-scale developments, including
infilling, within the defined settlement limits.

13.9 Other than on the allocated site, residential development will be restricted to small-
scale development in character with the settlement, such as appropriate infilling,
conversions and small groups of dwellings within the settlement limits.

224
CHAPTER 14 HATCH BEAUCHAMP
Background

14.1 Hatch Beauchamp is set within the Fivehead Vale Landscape Character Area. The
village has two distinct parts; the older, linear section along the Ilminster Road
containing a number of listed buildings, and post-war estates off Station Road. Between
them is a wedge of open land, including the Lady Alice Gore playing field. The village is
bounded to the north by the disused, wooded railway cutting and the historic grounds of
Hatch Court and Beauchamp House.

14.2 There are good levels of local facilities and employment, and a frequent bus service to
Taunton.

Housing

HB1 Land west of Station Road is proposed for housing development.

14.3 The site is the remaining undeveloped portion of the East Deane Local Plan allocation.
It has an approximate capacity of 5 dwellings.

14.4 There is scope for further limited development within the defined village limits.

Other Policies

HB2 The character and setting of Neroche View will be protected from
inappropriate development. Proposals will not be permitted forward of the
houses or on the protected open space.

14.5 The character of Neroche View, particularly numbers 3-12, is considered to be worthy of
protection. The houses were laid out around a small green in the 1960s, and the
unusual design is therefore protected by policy HB2.

14.6 The Inset Map defines Important Tree Groups, playing fields, environmental open
spaces, a school reservation and the village limits, to which general policies apply.

225
CHAPTER 15 HENLADE
Background

15.1 Henlade is a small village straddling the busy A358 within the Low Vale Landscape
Character Area. It comprises mainly modern ribbon development with a large concrete
works to the east. There are several Important Tree Groups.

15.2 Services are limited to a post office/shop and a hotel, but a primary school and other
facilities are less than a mile away in Ruishton.

Employment

HE1 A site of approximately 10 hectares is proposed for employment uses

(Classes B2 and B8) east of Henlade Concrete Works, subject to the
following:

(A) retail development will not be permitted;

(B) buildings are carefully designed and coloured to blend with their
surroundings and minimise landscape impact;

(C) high quality landscaping in the form of a linear woodland is

provided;

(D) a balancing pond designed and planted to benefit wildlife is

provided; and

(E) access arrangements to the satisfaction of the Highway Authority

are provided.

15.3 The Tarmac Concrete Works at Henlade, established before local government
reorganisation in 1974, has been gradually extended over the years. There is extant
planning permission (ref. 31/03/011) for industrial development on and adjoining the site,
and new access arrangements, including a roundabout on the A358.

15.4 Policy HE1 proposes that the site be extended still further to provide 10 hectares of
employment land, to include Class B2 (general industrial) and Class B8 (distribution)
uses. Part of the site is liable to flooding, which reduces the developable area by
2.6 hectares. Access would be to the A358, either via the concrete works and
roundabout as approved previously, or a suitable alternative if one is identified. In order
to deliver the Local Plan strategy to meet Structure Plan employment land requirements,
the Council is prepared to instigate the use of compulsory purchase procedures to gain
vehicular access to the site. However, this will only be pursued as a last resort, after the
means of negotiated agreement have been exhausted.

15.5 The site is allocated to provide a strategic, road-related site in line with the Local Plan
strategy. With good access to the primary road network, the site should prove attractive
to distribution uses. Its relative isolation also makes it suitable for general industrial
development. The allocation will be restricted to these relatively low-density
employment uses (Classes B2 and B8) to safeguard against a significant increase in car
travel. The inclusion of high-density employment development would not be in line with
national advice or the Local Plan strategy, because of the sites relative lack of public
transport access. It will provide significant local employment opportunities which will
enhance the economic well-being of Henlade and Ruishton.

226
15.6 The developer will be required to provide a Transport Assessment (TA). A capacity
analysis of Junction 25 of the M5 shall be undertaken as part of the TA. The TA should
examine the existing accessibility of the site by public transport and cycle. If it is found
to be deficient, the developer will be required to provide measures to achieve required
levels of accessibility by these modes.

15.7 The existing permission does not appear to be financially viable because of the high cost
of the approved access requirements. The Local Plan allocation on the adjoining land
will help spread the cost and assist the viability of development. The Borough Council is
also willing to consider alternative access solutions to assist the viability of
implementation, if any can be found which satisfy the requirements of the Highway
Authority.

15.8 Consistent with PPG6, Town Centres and Retail Development (paragraph 3.23),
PPG13, and the Local Plan strategy, proposals for retail development on the site,
particularly retail warehousing, will not be permitted.

15.9 The proposal would have minimal landscape impact; a slight impact on views being
balanced by hiding the existing concrete works behind better-camouflaged buildings and
landscaping. No existing landscape designation would be affected. Screen planting in
the form of strong linear woodland will be provided along the southern, eastern and
northern boundaries. The planting should be on a low mound and include species
appropriate to the Low Vale Landscape Character Area as recommended in the Deane
Tree Plan. It would enhance existing screening of the site, and help protect both the
setting of the Chard Canal (an archaeological site of county importance) and the wildlife
of the existing hedges and stream.

15.10 The site includes an area identified as liable to flood. Any development proposal must
therefore be accompanied by a Flood Risk Assessment. A balancing pond should be
provided by the developer to control the rate of surface water discharge to the adjoining
stream. Its precise design and siting, which will be outside of the flood risk area, shall
be agreed by the Council following consultation with the Environment Agency. The
required planting associated with the pond shall consist of native aquatic plants to
provide a wildlife habitat and shall be agreed following consultation with the Somerset
Wildlife Trust.

15.11 The sites relative isolation should help to minimise potential noise problems, but
applications will be required to conform with policy S1 regarding noise and other
nuisances, and incorporate any necessary mitigation measures. The Councils
Environmental Protection Unit should be consulted.

227
CHAPTER 16 KINGSTON ST MARY
Background

16.1 Kingston St Mary nestles at the foot of the Quantocks, where two streams from the
hills meet. The village straddles the boundary between the Landscape Character
Areas of the Quantocks to the north and Low Vale to the south.

16.2 Kingston St Mary is nucleated in form, with development tightly clustered within the
historic core of the village, with more recent development on the fringes.

16.3 The quality of the local environment is the major feature of Kingston St Mary, and the
northern part of the village is within the Quantock Hills Area of Outstanding Natural
Beauty. The majority of the village is within a conservation area, the boundaries of
which also coincide with the boundary of an Area of High Archaeological Potential.
There are a number of listed buildings within the village, including most notably the
Church of St Mary (a grade 1 listed church dating from the thirteenth century) and
Kingston Manor (grade 2*). Hill Farm farmhouse is also listed (grade 2) but in a poor
state of repair. It occupies a prominent position astride the northern entrance to the
village. There are several Important Tree Groups which help to define the character
of the village. The most substantial groupings are found within the grounds of The
Grange and adjoining the road towards Buncombe. Many groupings (and individual
specimens) are protected by Tree Preservation Orders.

16.4 Kingston St Mary has a reasonable level of local services, with a primary school,
village hall, public house, church, part-time post office and a garage. A regular
weekday bus service runs to Taunton, although there are no services at the
weekend.

New Development

16.5 A number of factors point to Kingston St Marys suitability to accommodate a small

amount of new residential development. These include its close proximity to Taunton,
its convenient access via bus, and its reasonable level of local services. However, to
accord with the principles of sustainable development, new housing growth needs to
be limited to that which will support social and economic viability, and which will
protect and enhance environmental quality. To comply with such criteria, only one
relatively small housing allocation is proposed. This allocation will help to deliver a
range of housing types, in addition to securing environmental improvements.
Changing social circumstances (the trend towards smaller household sizes) will
eventually result in a declining village population. The allocation at Hill Farm is a
modest amount of development which will help to counter such problems. This will
be achieved through the delivery of a high-density development, coupled with
specific requirements for low cost market housing. This will help to improve the
balance of housing within the village. In addition, the allocation will help to secure
environmental improvements, as well as provide additional limited support to local
services.

KM1 A site of 0.65 hectare at Hill Farm as shown on the Proposals Map is
allocated for a minimum of 20 houses, provided that:

(A) the proposed scheme ensures the restoration of the listed

farmhouse prior to the occupation of any new dwellings;

(B) the proposed scheme design respects the setting of Hill Farm
farmhouse (listed building) and the conservation area;

228
 (C) a landscaping scheme is provided, to incorporate the protection
of existing roadside hedgerows.

In association with the development the following will also be sought:

(D) improvements to the pedestrian network to secure improved

linkages with village facilities, together with contributions
towards the implementation of a scheme of traffic calming; and

(E) low cost market housing to meet local needs in accordance with
policy H9.

16.6 Land at Hill Farm has potential for a residential scheme consisting of about
20 dwellings, having regard to the setting of the listed building. The site is located
within the AONB in an elevated position on the main road through the village, and
currently consists of a farmhouse and adjoining agricultural buildings. Part of the site
is within the conservation area. The large traditional farmhouse is listed (grade 2)
and is currently in a poor state of repair. It is suitable for refurbishment as a single
dwelling, or conversion into a number of smaller residential units. Close to the
farmhouse are a number of barns, which collectively form the allocation. Some of
these are stone-built and traditional in character. These are likely to be suitable for
residential conversion. An imaginative design solution is required in this sensitive
location. This could involve the creation of a courtyard development, resulting in a
series of spaces/buildings to give the feel of a natural part of the farm. The Parish
Council have given their provisional support to such a proposal. The use of high-
quality building materials will be essential, to match those of the original traditional
buildings. Provision of open space will be required, the most suitable form of which
is likely to be a small childrens play area. A well-designed landscaping scheme will
be required to enable the smooth assimilation of this proposal into the rural setting.
This should incorporate the protection of the existing roadside hedgerow which
currently forms a distinctive feature of the site. This hedgerow contains groups of
trees which are protected by Tree Preservation Orders. Tree planting will be
required on the western boundary of the site to help soften the development when
viewed from the west.

16.7 There is a need to secure convenient and safe pedestrian access to local facilities.
This could involve the introduction of pedestrian crossing points and/or an extension
of the footpath network. Additionally, the scheme will contribute to traffic flows within
the village. The village environment is generally hazardous to pedestrians, with no
footpaths and significant volumes of traffic. A traffic calming scheme has been
designed and consulted upon. The total cost of implementation is in the region of
25,000. The development will add to traffic flows within the village, and so should
contribute towards the implementation of this scheme. To meet the need identified in
paragraph 16.5, the priority will be the incorporation of low cost market housing.

16.8 Given the sensitive location of the site with respect to the open views from the west,
the requirements of policy EN34 regarding external lighting will need to be
considered carefully.

16.9 Refurbishment and subdivision of the farmhouse to two dwellings was completed in
2004. The Council also resolved to grant planning permission for the redevelopment
of the remainder of the site, subject to the signing of a Section 106 agreement.

229
 KM2 Other than on the site allocated in policy KM1, new housing
development will be restricted to small-scale developments, including
infilling, within the defined settlement limits.

16.10 Other than on the allocated site, residential development will be restricted to small-
scale development in character with the settlement, such as appropriate infilling and
conversions. The character and compactness of the village provide only limited
scope for such development.

230
CHAPTER 17 OAKE
Background

17.1 Oake is a linear village located south of the B3227 within the Low Vale Landscape
Character Area. The village is predominantly modern with little traditional character.
St Bartholomews church, and two crop marks fringing the village are sites of county
archaeological importance. There are several Important Tree Groups.

17.2 Services include a primary school, post office/general store, village hall, church and,
at nearby Hillcommon, a pub and two garages. There is an equipped toddlers play
area, but no public playing field or play area for older children. There is a regular bus
service to Taunton.

Housing

OK1 A site of 0.5 hectare is proposed for approximately 15 houses east of

Saxon Close subject to the provision of:

(A) an element of affordable housing in accordance with policy H9;

(B) an equipped public playing field and childrens play area; and

(C) landscaping along the northern and eastern boundaries.

17.3 Forty dwellings and a toddlers play area were constructed at The Spinney in the late
1990s. However, given the villages range of facilities and good public transport
links, it is an appropriate location for further development, and approximately
15 dwellings are allocated. This proposal would provide further support to facilities
like the primary school, post office and shop, and would include an element of
affordable housing to meet local needs. It would also provide a levelled and grassed
open space, and a play area for older children, for which there is a need. Thus the
proposal would enhance the social and economic viability of the village.

17.4 The site was earmarked for public open space as part of the previous housing site for
40 dwellings. However, since it is well screened and contained by hedgerows, its
development would have minimal landscape impact and allow for a much higher
quantity and quality of public recreational open space. Additional landscaping is
required along the northern and eastern boundaries to supplement existing
screening.

17.5 The proposed playing field and play area are needed to satisfy the recreational open
space requirements of policy C4. The existing toddlers play area would not suffice
for housing at The Spinney and the additional housing allocated. The playing field
would include an equipped soccer pitch. A suitable location for the play area would
be immediately south of the soccer pitch. Facilities here would be overlooked by
existing housing, maximising child safety. The play area should include recreation
ground equipment for older children, of the type prescribed for Neighbourhood
Equipped Areas for Play in paragraph 6.35.

17.6 Development of the site is now complete.

OK2 Other than on the site allocated in policy OK1, new housing at Oake will
be limited to small-scale developments, including infilling, within the
settlement limits.

231
17.7 Other than on the allocated site, residential development will be limited to small-scale
developments in character with the settlement, such as appropriate infilling,
conversions and small groups of dwellings within the settlement limits.

232
CHAPTER 18 WIVELISCOMBE
Background

18.1 Wiveliscombe is situated 10 miles west of Taunton on the B3227, and is mostly
surrounded by higher land. Wiveliscombe is within the High Vale Landscape
Character Area, with the Brendons Landscape Character Area adjoining it to the
west. The Structure Plan designates Wiveliscombe as an Outstanding Heritage
Settlement, with many of the older parts included in a conservation area which
contains a number of listed buildings.

18.2 The parish has an estimated population of around 2,500, and in both form and
function, Wiveliscombe has the character of a small town. It acts as a focal point for
local employment, shopping and social activity for a large surrounding rural
hinterland. This role means that Wiveliscombe is identified as a Rural Centre.

18.3 Wiveliscombe is a significant employment centre, with a large number of businesses

across all sectors. These provided some 800 jobs in 1998, according to the Annual
Census of Employment. A wide range of services and facilities are provided in the
town, including a primary and a secondary school, the latter with a community
sports hall. There is also a health centre, community centre, public library and three
churches. There is a good range of retail provision as well as banking, post office,
professional services and other ancillary facilities. There is a regular bus service
throughout the day to Taunton and a more limited service between Wiveliscombe
and Wellington.

Housing

18.4 Wiveliscombe has seen considerable growth over the past decade. However, the
settlements function as a rural centre, in view of the range of jobs and services
available, points to its suitability for some further growth in the future. To accord
with the principles of sustainable development, such growth needs to be limited to
that which will support the social and economic role of the rural centre. As such, a
modest housing allocation is proposed which will help to deliver a range of housing
types which will ensure the maintenance of a mixed and balanced community. It is
important therefore that the development caters for the rising number of smaller
households and local population who might otherwise be unable to afford to buy
local housing. Such needs appear to be increasing. Where the Housing Register in
1999 indicated that within the parish there were at least 29 households in housing
need, a parish survey in early 2005 identified 50 households needing affordable
housing either immediately or within three years. Accordingly, the allocated site
should contribute to meeting these local needs in accordance with policies H9 and
H10 and Government advice on affordable housing. This will be achieved through
ensuring that smaller dwellings are built by promoting a high-density development
and through the provision of affordable housing.

WV1 A site of 2.7 hectares north of Style Road is allocated for not less than
50 dwellings. The following will be sought in association with the
development:

(A) an element of affordable housing in accordance with policies H9

and H10;

(B) public open space, including a childrens play area;

232
 (C) improvements to the local road network to facilitate access,
including the provision of a traffic calming scheme along the new
length of road;

(D) pedestrian access from Plain Pond to the area of public open
space;

(E) landscaping along the northern and eastern boundaries of the

site; and

(F) education contributions, if necessary, in accordance with policy

C1.

18.5 The site is a flat, well-contained field to the north of Style Road and east of the Plain
Pond housing development. There is an existing mature hedgerow along the
northern boundary of the site which should be retained and supplemented by
additional landscaping, which will be required between the housing and sewage
treatment works north-east of the site. The western part of the site, an area of
1.6 hectares, is proposed for housing in order to maximise the distance from the
sewage treatment works and to relate best to the existing, adjacent housing. The
site is low-lying and may be at risk of flooding. Before planning permission is
granted, a detailed study will need to be undertaken to examine this issue. Any
measures required to avoid flooding, either on- or off-site, will be incorporated into
the design of the development.

18.6 In accordance with the provisions of policies H9 and H10, and Government advice,
affordable housing will be sought to meet the identified local housing need set out in
paragraph 18.4. The level of highway improvements required is unusually high for a
site of this size, so the indicative target for affordable housing is set at 30% of the
dwellings. The priority for provision is social rented housing, to meet the clearly
identified need.

18.7 Approach roads to the site are narrow with sub-standard junctions. Development of
the site will necessitate road and junction improvements, including the realignment
of Style Road and a junction improvement at Ford Road. Although improvements
are required for road safety, this must not be at the cost of encouraging a greater
volume or speed of traffic to use the road. Accordingly, the new length of road shall
incorporate appropriate traffic calming measures to discourage inappropriate use of
the road and make it less attractive to through traffic. The full length of the road will
include footpath provision in order to improve the safety of pedestrians. Measures
will be incorporated to ensure that existing properties in Style Road and Burges
Lane have adequate access arrangements. The design of the road, including the
alignment, landscaping and boundary treatments, will require sensitive handling in
order that it will not have an adverse impact on the landscape and character of the
area. The realignment of Style Road shall ensure that domestic curtilages are
respected and not encroached upon and the design of the road should include
adequate measures to protect the amenity of 3 Style Road. The developer must
gain approval of the Highway and Planning Authorities for the road scheme prior to
the commencement of the residential development. An illustrative alignment of the
new length of road is shown on the Inset Map, although the exact alignment will be
determined as part of the design of the development as a whole.

18.8 There is limited public open space in this part of Wiveliscombe. The remainder of
the allocated site is therefore proposed for public open space, which will include an

233
 equipped play area, casual play space and provision for informal recreation. A
pedestrian access to the area of open space is required from Plain Pond.

WV2 Other than the site allocated in policy WV1, new housing at
Wiveliscombe will be limited to small-scale developments, including
infilling, within the settlement limits.

18.9 There are a number of opportunities within the town for infilling and the
development, or redevelopment, of small sites. Development should respect the
form and character of Wiveliscombe.

Employment

WV3 A site of 5.6 hectares south of Taunton Road, as shown on the

Proposals Map, is allocated for Class B1, B2 or B8 employment uses,
with a maximum of 3.0 hectares to be developed within the Plan period,
subject to the provision of access from the existing employment site,
landscaping belts on the northern and eastern boundaries and a
landscaping scheme incorporating the stream along the southern
boundary. Large-scale buildings and major office developments will not
be permitted.

18.10 Planning permission was granted in 2003 for the development of 4.56 hectares of
this site, with a condition requiring a phasing programme with a maximum of
3.0 hectares for development prior to 2011, unless otherwise agreed by the Local
Planning Authority. This will ensure that employment development will keep pace
with residential growth in Wiveliscombe rather than potentially resulting in significant
inward commuting. Furthermore, allocating the larger (5.6 hectare) site will allow for
comprehensive preparation of the site by enabling appropriate infrastructure to be put
in place and allow for a substantial landscaping scheme to be implemented along the
eastern boundary, thus allowing for potential expansion in the future. The residue of
approximately one hectare remains as an allocation, whilst the area with the current
planning permission has been considered as a commitment in the relevant tables.

18.11 The site extends south and east from the previously allocated employment land at
Sandys Moor, accessed from the roundabout on the B3227. The remaining
1.0 hectare site to the south is currently used for grazing and consists of half a field
as far as the small stream which dissects it. The eastern element of 4.7 hectares is
in agricultural use, and is bounded by a mature hedge along the northern boundary.
The eastern boundary is visually open, and from the approach to Wiveliscombe the
existing western field boundary is prominent. Accordingly, the existing hedge line
along the roadside boundary will need to be retained and strengthened, and
substantial landscaping will be required along the eastern boundary of the site. A
landscaping scheme will also be required along the southern boundary, which should
incorporate the existing watercourse.

18.12 The site, including the land with the extant planning permission, is allocated for a
range of employment uses within Classes B1 - B8. Proposals for certain uses of a
sensitive or incompatible nature may be limited by proximity to the sewage treatment
works. There is an adequate level of bus services serving the site, and it is within
walking and cycling distance of the rest of the settlement. Nevertheless, in view of
Wiveliscombes location and size, the site would be unsuitable for uses generating a
large number of trips. Any proposal will need to pay particular regard to the
requirements of policies S1(B), S4 and EC1, which would exclude major office
developments. The site is also considered unsuitable for large-scale buildings,

234
 whose visual impact would be detrimental to the character of Wiveliscombe and the
surrounding landscape.

Shopping and Services

WV4 Proposals for retail development which complement the existing range
of shopping facilities and create diversity and interest in the central area
will be permitted.

18.13 A positive approach will be adopted towards proposals for uses such as restaurants,
cafes, public houses, leisure and arts facilities, which add to the vitality and viability
of the shopping centre.

18.14 Maintaining and enhancing the range of existing shopping and service facilities is
addressed by policy EC15. In addition, to ensure that Wiveliscombe maintains its
role as a rural centre, complementary uses will be permitted within the central area,
as defined on the Inset Map, that will make Wiveliscombe more attractive to local
residents, shoppers and visitors.

18.15 A parcel of land north of the primary school is reserved for future educational
purposes. Proposals which would promote Kingsmeads role as a community
school are supported.

Environment

18.16 Wiveliscombe occupies a most attractive setting and there are a number of
particularly fine views from the south of the town into the Brendon Hills, and from
various surrounding vantage points in to the settlement. The embankment of the
former Taunton to Barnstaple railway on the eastern boundary of Wiveliscombe is a
significant landscape feature that is also of historical interest. It serves to contain
and screen development on the eastern approach to the town.

18.17 Within the centre of Wiveliscombe, the Courthouse and old Town Hall are historic
buildings which form a significant part of the townscape. Appropriate proposals for
the re-use of these buildings which would help to ensure their future are
encouraged. The buildings at Golden Hill Brewery occupy an elevated position
within the conservation area and are a prominent local landmark. Appropriate
measures to improve the appearance of the area will be encouraged.

235
CHAPTER 19 VILLAGES WITH NO ALLOCATIONS
Introduction

19.1 Policy S5 sets out a list of settlements in Taunton Deane that are classified as
villages for the purposes of the Development Plan. Proposals and policies for the
rural settlements reflect the priorities and aims of the Local Plan strategy. The result
of this is that development in villages will be limited to small-scale proposals which
support their social and economic viability. In particular, development which
generates local employment will be permitted in accordance with policies EC6 and
EC7.

19.2 The rural centres and villages identified in the previous chapters are considered to be
particularly suitable for small-scale development, and therefore have sites allocated.
However, this does not necessarily mean that development will be resisted in other
villages.

19.3 One of the criteria used in the classification of settlements as villages is that there
should be potential for some development within the settlement. Therefore
identification as a village does imply that it may be suitable for some development
appropriate to the size, character and location of each settlement, and having
reference to the level of local services and facilities. This will be particularly true in
respect of proposals which will contribute to the rural economy and local
employment.

19.4 Proposals for development in the villages in this chapter will be considered against all
other relevant Plan policies, which will serve to establish what will be acceptable
within each settlement. In addition, reference is made on the relevant Inset Maps to
a number of subject-based policies which are common to many of the settlements.

ASHBRITTLE

19.5 Ashbrittle occupies an elevated location within the Brendons Landscape Character
Area. It is a small, nucleated village, centred around the village green, an attractive
undeveloped open space. A conservation area covers most of the village. Stone
boundary walls contribute to the character of Ashbrittle.

19.6 Local facilities are limited, comprising the church and village hall with skittle alley.
There is a primary school one mile from the village, in Stawley. A bus travels to
Wellington and Taunton once a week.

ASH PRIORS

19.7 Ash Priors lies on a south-facing slope within the High Vale Landscape Character
Area.

19.8 The village has developed in a loose-knit style around the eastern and northern
edges of Ash Priors Common, in materials of local red sandstone and white render
with roofs of slate, Roman clay tiles and thatch. A conservation area covers the
village, incorporating nine listed buildings, and many Important Tree Groups. Part of
the Common is designated as a Local Nature Reserve. It contributes greatly to the
conservation area and acts as the only form of public open space in the village.

19.9 Services within the village are poor with only a village hall, church, phone booth and
post box. There are no buses from the village, making access to facilities and major

236
 centres of employment difficult except by car, although buses do run frequently from
Bishops Lydeard.

BISHOPSWOOD

19.10 Bishopswood is a small linear village within the Blackdown Hills Area of Outstanding
Natural Beauty and the Blackdowns Plateau Landscape Character Area. Its valley
setting is picturesque with Important Tree Groups and areas to be protected from
development.

19.11 The villages limited facilities comprise a village hall, public house and a chapel.
There is a daily bus service to Taunton.

19.12 The village has experienced much infilling, and there are only limited opportunities for
further development.

BLAGDON HILL

19.13 Blagdon Hill is linear, straddling the Taunton - Honiton Road as it climbs the
Blackdown escarpment. The Blackdown Hills Area of Outstanding Natural Beauty
adjoins the village to the south-west and south. It is mainly within the Blackdowns
Scarp Landscape Character Area.

19.14 The village has several listed buildings, but consists mainly of modern development.

19.15 There are Important Tree Groups in the village, as well as open spaces protected
from development for their environmental and/or recreational value, and subject to
general policies.

19.16 The village has a reasonable level of services, including a shop/post office, hall,
school, two pubs, playing field and play area. There is a limited shoppers bus
service to Taunton.

BRADFORD-ON-TONE

19.17 Bradford-on-Tone is a nucleated village which straddles the boundary between the
Low Vale and the River Flood Plain Landscape Character Areas.

19.18 The conservation area includes several listed buildings. The river cliff to the Tone is
a Special Landscape Feature. Bradford Bridge is a scheduled monument and there
are Important Tree Groups.

19.19 Services are limited to a pub, shop/post office, hall and church. The nearest primary
school is a mile and a half away at Oake. Buses to Taunton run only twice per week.

BURROWBRIDGE

19.20 Lying at the eastern end of Taunton Deane within the Levels Landscape Character
Area, Burrowbridge consists of a tightly-knit core of buildings at the foot of the Burrow
Mump and a number of ribbons of housing to the east and south. The village adjoins
the Rivers Parrett and Tone, and is set in the flat expanse of the Somerset Levels.
This area is extremely attractive and rich in archaeology and wildlife. Burrow Mump
is a designated Special Landscape Feature and a scheduled monument, and there
are a number of listed buildings in the village.

237
19.21 Burrowbridge has a reasonable level of local services, with a primary school, village
hall, public house and church, but no shop or post office. A bus service runs to
Taunton, Glastonbury/Street and Wells several times each day. There is some local
employment, including a transport firm.

19.22 There is no public open space in Burrowbridge, and the school also lacks playing
fields, for which the Parish Council suggests the area north of Dyke House. Funding
would be from a variety of public sources, which is likely to include the parish council.

CHEDDON FITZPAINE

19.23 Cheddon Fitzpaine is a village of linear character containing approximately

60 dwellings. There is a good balance of dwellings within the village, with the estate
at Cheddon Lawns being an area of social housing. The village is situated within the
Low Vale Landscape Character Area. The land between the village and Taunton is
identified as a green wedge.

19.24 Most of the village is designated as a conservation area. The parish church of
St Mary has a thirteenth century tower and is listed, as are twelve other dwellings
and monuments within the village. There is a programme to place power supply
cables underground.

19.25 The village has a post office and public telephone. The village hall and re-built
primary school at Rowford are about 600 metres away. Apart from these facilities,
employment opportunities are extremely limited. The village is served by a weekday
bus service to and from Taunton, as well as a service to and from West Monkton on
three days a week.

CHURCHINFORD

19.26 Churchinford lies within the Blackdowns Plateau Landscape Character Area and
within the Blackdown Hills Area of Outstanding Natural Beauty. It is a nucleated
village with a distinctive radial road pattern. Local chert and slate are the
predominant building materials. There is no existing conservation area, but there are
several listed buildings and Important Tree Groups.

19.27 Facilities include a village hall, post office/shop, public house/restaurant and doctors
surgery. The local primary school is at Willand, one and a half miles away. Bus
services to Taunton are sufficient for shopping but not for commuting trips.

19.28 There is a longstanding need for a playing field and a play area for older children in
the village. However, no site is currently available, and there is little scope for further
development to fund provision of such facilities. The onus is on the community to
continue to approach local landowners with regard to finding a site and providing for
such facilities.

COMBE FLOREY

19.29 Combe Florey is a small village which lies on an easterly slope between the
Quantock and Brendon Hills in the High Vale Landscape Character Area.

19.30 The village is linear in form and is built in a mixture of traditional materials, including
local red sandstone and white render, with thatch, slate or Roman tiled roofs.

238
19.31 A conservation area has been designated over the majority of the village, containing
11 listed buildings and a number of Tree Preservation Orders. There are a few large
Important Tree Groups.

19.32 There is little employment, and services are poor with only a church and a village
hall. Bus services run approximately hourly along the A358 to Taunton and
Minehead, the main centres for employment and services.

FITZHEAD

19.33 Fitzhead lies in the High Vale Landscape Character Area.

19.34 The village is linear, comprising two distinct parts. The main element contains a core
of older buildings close to the Manor House, with a smaller element adjacent to the
church.

19.35 A conservation area covers much of Fitzhead, containing several Important Tree
Groups and listed buildings, including the high sandstone boundary wall of the
Manor, which adds considerably to village character.

19.36 Local services are limited to a village hall, public house and church. There is a bus
service to Wellington on school days as well as other occasional services to
Wellington and Taunton. Local employment is extremely limited.

HALSE

19.37 Halse lies in the High Vale Landscape Character Area.

19.38 The village is linear in form, and the buildings are a mixture of local stone and white
render with local slate or thatched roofs. A conservation area has been designated
over the majority of the village incorporating 21 listed buildings and several Important
Tree Groups. Stone walls and other elements of the street scene also make an
important contribution to the conservation area.

19.39 The village has no significant employment. Services within the village include a pub,
village hall and church. Bus services run once a week to Wellington and Taunton,
making the service unsuitable for commuting. There is a shortage of public open
space. Land behind the village hall is suitable for a play area.

LANGFORD BUDVILLE

19.40 Langford Budville lies within the High Vale Landscape Character Area.

19.41 Its historic core is a conservation area, which also includes Important Tree Groups.

19.42 Services are limited to the primary school, pub and church. There is no village hall,
but the local community are actively pursuing provision of this facility. There are
several daily bus services linking the village with Wellington and Wiveliscombe.

LYDEARD ST LAWRENCE

19.43 Lydeard St Lawrence lies between the Quantock and Brendon Hills in the High Vale
Landscape Character Area. The village straddles a valley which runs east to west,
with the north and south of the village lying on elevated land.

239
19.44 The village is linear in form with a closely-knit core of dwellings. A large portion of
the village is designated as a conservation area, which includes six listed buildings.
There is an area designated to remain undeveloped, and several Important Tree
Groups. A mixture of building materials has been used in the village including brick,
white render, slate, Roman clay tiles and thatch. The school playing field provides an
important open space in the village and will be protected from development.

19.45 There are very few jobs within the parish, with the school being the main source of
employment. There is little scope for employment-creating development within the
village.

19.46 Services in the village are reasonable, with a post office, village hall, church and
school. However, there are no bus services to settlements with greater employment
opportunities and service provision.

MILVERTON

19.47 Milverton occupies a prominent position straddling the boundary between the
Landscape Character Areas of the High and Low Vale. The village contains many
listed buildings and much of it is included within a conservation area; indeed it is
designated in the Somerset Structure Plan as an Outstanding Heritage Settlement.
The village core is characterised by buildings of local red sandstone and slate, and
stone boundary walls provide a strong sense of enclosure. On either side of North
Street there are visually prominent areas which make an important contribution to the
historic character of Milverton. There are a number of Important Tree Groups. The
village streets are narrow and poorly aligned with sub-standard junctions, and there
are acknowledged problems arising from on-street parking and HGV traffic.

19.48 There is a good range of local services including the primary school, general store,
post office, village hall and a health centre. There are several daily bus services to
Taunton, Wellington and Wiveliscombe. Jobs in the parish are however limited,
comprising service activities, the sawmill and Hambledon Herbs at Milverton Court.

19.49 In view of highway and environmental constraints, no new housing sites have been
identified. Infill development of single dwellings and small finite groups will be
required to respect the form and character of the village and surroundings.

NORTH CURRY

19.50 North Curry is one of the most attractive villages in Taunton Deane, being recognised
as an Outstanding Heritage Settlement in the Structure Plan. It is relatively large,
and consists of a tightly knit core, set around Queens Square, from which ribbons of
development extend in 5 main directions. More recent development has
consolidated this form. It has numerous listed buildings, particularly at its heart, and
an extensive conservation area. Attractive open areas around St Peter and St Pauls
church and south of The Manor House are areas to remain undeveloped. The village
is set within a finger of North Curry Ridge Landscape Character Area, which extends
north-eastwards into the Somerset Levels Landscape Character Area. There is a
prominent scarp slope to the north of the village which is a proposed Special
Landscape Feature called the North Curry Ridge, where policy EN11 will apply.

19.51 North Curry has a relatively wide range of services including a health centre, village
hall, primary school, post office and two shops. However, it has a relatively low level

240
 of local employment. The bus link to Taunton is at a minimal level suitable for
commuting and school attendance.

NYNEHEAD

19.52 The village of Nynehead comprises two small settlements approximately half a mile
apart, set in the Low Vale Landscape Character Area.

19.53 A conservation area covers much of lower Nynehead and contains a number of
Important Tree Groups.

19.54 Nynehead Hollow, linking the two settlements, is a further Important Tree Group
which adds much to the settlement character.

19.55 Facilities are limited to the primary school and church in lower Nynehead and the
village hall in higher Nynehead. The village has no bus service.

PITMINSTER

19.56 Pitminster is at the foot of the Blackdowns escarpment, mostly within the Blackdown
Hills Area of Outstanding Natural Beauty. It is within the Low Vale Landscape
Character Area.

19.57 It is a small, nucleated village with a number of listed buildings and a conservation
area centred on St Andrew and St Marys church.

19.58 Within the village, there are Important Tree Groups and areas to be protected from
development. The core of the village is characterised by chert walls.

19.59 Services are limited to a public house, church and parish room, while Pitminster
Primary School is at Howleigh (about one mile away).

19.60 There is a limited bus service to Taunton.

RUISHTON

19.61 Ruishton is a large village within the Low Vale Landscape Character Area. It is
mainly modern but has a small historic core, with several listed buildings and
Important Tree Groups, near the church. The River Tone floodplain borders the
village to the north and is a County Wildlife Site.

19.62 The front gardens to Orchard Rise are protected from development under policy
EN24, to maintain the open character of the setting to the Black Brook.

19.63 The good range of services includes a village hall, childrens play area and playing
field, primary school, public house, garage and church. The nearest post office and
shop are, however, about a mile away at Henlade.

SAMPFORD ARUNDEL

19.64 Sampford Arundel is a loosely knit linear village, which fringes the Blackdowns Area
of Outstanding Natural Beauty and escarpment. Older buildings have chert walls,
and undeveloped gaps along the road frontage contributing to the village character.
Holy Cross Church is the only listed building, occupying a prominent position at the
western end of the village. The village straddles the boundary between the

241
 Landscape Character Areas of the Blackdowns Scarp to the south and the Low Vale
to the north.

19.65 Services include the primary school, a village hall and the church. There is no bus
service from the village, although the parish is served by routes through Sampford
Moor and along the A38.

STOKE ST GREGORY

19.66 Stoke St Gregory consists of a scatter of development on a ridge of land between

two arms of the Somerset Levels. It is within the North Curry Ridge Landscape
Character Area. The core of the village, within which are the main village services,
contains a mix of development, including the listed church. Much development has
occurred since the early 1970s. The open area north-east of St Gregorys church is
an area designated to remain undeveloped.

19.67 Various tree groups and open spaces are protected from development for their
environmental and/or recreational value, and subject to general policies.

19.68 The village core has a reasonable level of services, including a shop, hall, school,
playing field, pub and church. There is a post office in the parish, some distance
from the village core.

19.69 Limited development within the two defined parts of Stoke St Gregory will be
acceptable in line with general policies, although in view of its lack of employment
opportunities and relative isolation, it is not appropriate to make allocations for
housing or other significant development.

STOKE ST MARY

19.70 Stoke St Mary lies at the foot of the Limestone Scarp Landscape Character Area and
is within the Low Vale Area. It is adjacent to the heavily wooded scarp of Stoke Hill,
a County Wildlife Site.

19.71 Modern development has not significantly harmed the villages character.

19.72 The village is served by a public house and village hall. Buses run on two days a
week to Taunton and back.

WEST BAGBOROUGH

19.73 West Bagborough lies on the lower, south facing, slopes of the Quantock Hills in an
Area of Outstanding Natural Beauty, and within the Quantocks Landscape Character
Area.

19.74 The village is loosely knit and linear in form, comprising mainly buildings of local red
sandstone, thatch or slate. A conservation area covers most of the village
incorporating six listed buildings, three of which are grade 2*, and a number of Tree
Preservation Orders. The village also has several Important Tree Groups and a
cricket pitch providing an attractive open space.

19.75 Services comprise a village hall, pub, church and play area. Bus services to Taunton
only run once a week.

19.76 There is a pottery, stables and Hill View workshops which provide local employment.

242
WEST BUCKLAND

19.77 West Buckland lies in the Low Vale Landscape Character Area on the edge of the
Blackdown Hills, some 3 miles from Wellington and close to Junction 26 of the M5
motorway.

19.78 The village has expanded considerably in recent times, and consists mainly of
modern housing.

19.79 The church is the only listed building in the village, occupying a prominent position on
its western edge. The hill around the church has been designated as a Special
Landscape Feature.

19.80 There are many employment opportunities within the parish, which extends to include
Chelston Business Park, Poole Industrial Estate and several garden
centres/nurseries. However, there are few jobs within the village itself.

19.81 Services in the village include a village store/post office, primary school, village hall
and church. There is a limited daily bus service to Wellington or Taunton.

WEST MONKTON

19.82 West Monkton lies at the foot of the Quantock Hills, straddling the boundary between
the Landscape Character Areas of the Quantocks to the north and Low Vale to the
south. It is an extremely loose knit village, characterised by large dwellings in
spacious grounds and a predominance of large trees. It contains a number of listed
buildings and a large conservation area.

19.83 The village is served by a post office/general store, pub and church. Bus services
are very limited.

19.84 In view of the loose knit pattern of development in the village and the need to
preserve this special characteristic, development proposals will have to be carefully
designed and sited to avoid important gaps, retain the open nature of the village and
avoid the loss of trees and hedges.

243
CHAPTER 20 MONITORING
INTRODUCTION

20.1 The policies and proposals of the Local Plan have been prepared to implement its
aim, objectives and strategy (set out in Chapter 2). It is therefore important to assess
what effect the Local Plan is actually having.

20.2 To assess the Plans impact, each objective has been assigned a number of
indicators. As far as possible, these are specific, measurable, time-related and
simple to gather. In many cases, measurement is already carried out by the Borough
Council and other organisations.

20.3 Of course, some changes are not possible to measure quantitatively, so a number of
indicators are qualitative. These generally rely on a structured approach to surveying
and recording the subjective aspects of the environment.

20.4 The indicators will be measured regularly, and over time a picture of the
environmental and other changes occurring will emerge. The data is not all reviewed
in the same timescale and the changes do not all occur at the same pace.
Accordingly, the review period for each indicator varies.

20.5 The other issue to remember is that planning is not the only influence on many of
these changes. In some cases it is not the main influence. However, the indicators
are expected to give a reasonable idea of how well the Plan is performing.

THE INDICATORS

20.6 There are 85 indicators, each attached to an objective or strategy statement. Each is
set out below, along with an indication of its review period and the extent to which
planning is an influence.

Objective 1: Pollution

Indicator (a) Airborne Pollutants

Results of the Local Air Quality Assessment and Review process.
Review period
Three years.
Role of planning
The main source of local air pollution is believed to be traffic, so the land use and
transport policies are highly relevant.

Indicator (b) River Quality

Proportion of waterway in the Tone catchment in each water quality category.
Review period
Annually.
Role of planning
Some of the sources of river pollution require planning permission, but the role of
planning is somewhat circumscribed by legislation. Water quality is affected by
factors other than pollution.

Indicator (c) Tree Cover

Area of new tree planting each year in Taunton Deane.

244
Review period
Annually.
Role of planning
Grants are available from the Forestry Commission and the Local Authorities outside
the planning system. Tree planting is often required in association with major new
development.

Objective 2: Landscape Quality

Indicator (a) Areas of Outstanding Natural Beauty

The view of the Quantock and Blackdown Hills Joint Committees on the current state
of the landscape in their areas.
Review period
Every five years.
Role of planning
Planning controls the siting and design of new development in or close to the hills.

Indicator (b) Special Landscape Features

Surveys of the appearance of the designated special landscape features.
Review period
Every 5 years.
Role of planning
Planning controls the siting and design of new development in or close to the
features.

Objective 3: Settlement Character

Indicator (a) Conservation Areas

Systematic assessment of the character of Conservation Areas and their changes.
Review period
Every five years.
Role of planning
The control of development is expected to be a significant factor in their character,
although a number of other issues outside the control of planning will have an impact.

Objective 4: Historic Heritage

Indicator (a) Historic Parks and Gardens

Number of Historic Parks and Gardens damaged.
Review period
Every five years.
Role of planning
Development is just one of the potential causes of harm. Planning control is
therefore of some importance.

Indicator (b) Geological Sites of Special Scientific Interest

Number of Geological Sites of Special Scientific Interest lost or damaged.
Review period
Every five years.
Role of planning
Development is just one of the potential causes of harm. Planning control is
therefore of some importance.

Indicator (c) Listed Buildings

Number of listed buildings most at risk.

245
Review period
Every five years.
Role of planning
Planning has some role, but many other factors are relevant.

Indicator (d) Public Art

Public art commissions.
Review period
Annually.
Role of planning
Planning has some role in that new developments are encouraged to invest in public
art. However, the planning system currently cannot make this a requirement.

Objective 5: Wildlife

Indicator (a) International and National Wildlife

Area of Special Protection Areas, Ramsar Sites, Special Areas for Conservation,
National Nature Reserves and Sites of Special Scientific Interest.
Review period
Every five years.
Role of planning
Development is just one of the potential causes of harm which could lead to the
deletion of a site. Planning control is therefore of some importance. Habitat creation
or improvement is not primarily a planning matter.

Indicator (b) Local Wildlife

Area of County Wildlife Sites.
Review period
Every five years.
Role of planning
Development is just one of the potential causes of harm which could lead to the
deletion of a site. Planning control is therefore of some importance. Habitat creation
or improvement is not primarily a planning matter.

Indicator (c) High Status Species

Changes in the number of high status species occurring in Taunton Deane and
significant changes in the abundance of those species.
High status species are defined in the Taunton Deane Biodiversity Action Plan (July
1999), paragraph 4.5.1, as all notable species that are legally protected, occur on
either the Short or Middle lists of nationally key species, are listed under the EU Birds
or Habitats Directives, or are of RDB status.
Review period
Every five years
Role of planning
Development is just one of the potential causes of harm which could lead to the
decline of a species, primarily through the loss of habitat. Planning control is
therefore of some importance. Habitat creation or improvement is not primarily a
planning matter.

Objective 6: Resource Use

Indicator (a) Grade 1 Agricultural Land

Area of Grade 1 agricultural land developed in a five-year period.
Review period
Every five years.

246
Role of planning
Planning is the key factor.

Indicator (b) Grade 2 Agricultural Land

Area of Grade 2 agricultural land developed in a five-year period.
Review period
Every five years.
Role of planning
Planning is the key factor.

Indicator (c) Grade 3a Agricultural Land

Area of Grade 3a agricultural land developed in a five-year period.
Review period
Every five years.
Role of planning
Planning is the key factor.

Indicator (d) Home Energy Consumption

The energy efficiency of new dwellings.
Review period
Annually.
Role of planning
Planning has a role in encouraging new housing to be more energy efficient.

Indicator (e) Renewable Energy

Renewable energy capacity installed in a five-year period.
Review period
Every five years.
Role of planning
Planning permission will often be required for such installations, so the role of
planning is to avoid unnecessary restrictions.

Indicator (f) Water Consumption

Average annual water consumption per capita.
Review period
Every five years.
Role of planning
Planning has a minor role in encouraging new housing to be more water efficient and
in not preventing improvements in water efficiency to existing housing.

Objective 7: Travel Reduction

Indicator (a) Travel to Work

Average distance travelled to work.
Review period
Every five years.
Role of planning
The location of new development is a key function of planning, although it does not
totally determine the amount of travel.

Indicator (b) Traffic Growth

Traffic volumes in Taunton.
Review period
Annually.

247
Role of planning
The land use and transport strategy aims to have a significant effect on traffic growth.

Objective 8: Sustainable Transport

Indicator (a) Cycling and Walking

The extent of cycling and walking to work and to school.
Review period
Every five years
Role of planning
Land use and transport policies aim to influence this, particularly in new
developments.

Indicator (b) Bus Accessibility

The accessibility of urban areas by bus services.
Review period
Annually.
Role of planning
Planning control can help to improve bus services through planning obligations on
new developments, and by guiding new development to locations which can be well-
served by bus.

Indicator (c) Accidents

The number of road casualties killed and seriously injured in a year.
Review period
Annually.
Role of planning
The road safety aspects of new developments are important planning considerations.
Existing conditions are often addressed outside the planning process.

Objective 9: Design

Indicator (a) Design Awards.

The number of awards and commendations granted in the Design and Landscape
Design awards.
Review period
Every two years.
Role of planning
Planning controls the design of new development.

Objective 10: Waste

Indicator (a) Recycling

The proportion of household waste recycled.
Review period
Annually.
Role of planning
Planning has a minor role in not preventing recycling facilities in appropriate places
and in ensuring new developments have facilities.

Objective 11: Benefits from Development

Indicator (a) Re-use of Land

The proportion of development in a year on previously-developed or under-used
sites.

248
 Review period
Annually.
Role of planning
The role of planning is very important to this.

Indicator (b) Windfall Development

The numbers of dwellings provided on windfall sites each year.
Review period
Annually.
Role of planning
The role of planning is crucial.

Indicator (c) Housing Density

The average density of new housing development in a year.
Review period
Annually.
Role of planning
Planning can control housing densities.

Objective 12: Public Amenity

Indicator (a) Burglaries

Number of burglaries reported in a year.
Review period
Annually.
Role of planning
The design of new development can influence its susceptibility to crime.

Indicator (b) Life Expectancy

Standardised mortality ratios.
Review period
Every five years.
Role of planning
Planning has some influence over factors affecting health and safety, but is not the
main influence.

Objective 13: Housing Needs

Indicator (a) Housing Provision

Numbers of dwellings completed each year.
Review period
Annually.
Role of planning
Planning helps to ensure the availability of housing sites for development.
.
Indicator (b) Affordable Housing Provision
The number of affordable dwellings built each year.
Review period
Annually.
Role of planning
Planning has an important role in providing for both social and low cost market
dwellings through the use of planning obligations and conditions.

Indicator (c) House Prices and Rents

The prices and rents of houses in Taunton Deane each year.

249
Review period
Annually.
Role of planning
The level of housing provision has some effect on the local housing market.

Indicator (d) Affordable Housing Need

The number of households on the Housing Register each April.
Review period
Annually.
Role of planning
Planning has an important role in providing sites for affordable housing through
planning obligations.

Indicator (e) Gypsy and Traveller Provision

The number of pitches built for travellers and gypsies each year.
Review period
Annually.
Role of planning
Planning has an important role in granting permission for new pitches.

Indicator (f) Gypsy and Traveller Need

The number of unauthorised encampments each year.
Review period
Annually.
Role of planning
Planning has an important role in granting permission for new pitches.

Indicator (g) Mix of Types and Sizes of Dwellings

The proportions of flats, terraces, semi-detached and detached houses of different
sizes built each year.
Review period
Annually.
Role of planning
Planning has direct control over these matters.

Objective 14: Community Facilities

Indicator (a) Education

Additional education provision funded by new development.
Review period
Every five years.
Role of planning
Planning can help to ensure that new housing developments contribute towards
additional educational provision.

Indicator (b) Play Areas

Total size of childrens play areas provided by developments in a year.
Review period
Annually.
Role of planning
The provision of such facilities can be made a condition of planning permission for
new housing.

Indicator (c) Playing Fields

Total area of playing fields provided by new developments in a year.

250
Review period
Annually.
Role of planning
The provision of such facilities can be made a condition of planning permission for
new housing.

Objective 15: Public Opinion

Indicator (a) Parish Council Involvement

The number of parish councils commenting on the Local Plan.
Review period
Approximately every 3 - 5 years.
Role of planning
The consultation process should help to make involvement easy.

Indicator (b) General Public Involvement

The number of members of the general public commenting on the Local Plan.
Review period
Every five years.
Role of planning
The consultation process should help to make involvement easy.

Objective 16: Economic Prosperity

Indicator (a) Employment Development

The area of land developed for employment uses in a year.
Review period
Annually.
Role of planning
Plannings role is central to the availability of land although the market determines
whether land is actually developed.

Indicator (b) Unemployment

Number of residents unemployed in April each year.
Review period
Annually.
Role of planning
Planning has an effect through the availability of sites for employment development
and the handling of applications for employment generating development.

Indicator (c) Number of Local Businesses

Number of businesses registered for VAT.
Review period
Annually.
Role of planning
Planning has an effect through the availability of sites for employment development
and the handling of applications for employment generating development.

Objective 17: Economic Viability of Settlements

Indicator (a) Settlements Unemployment Rates

The level of unemployment at April in the following settlements:
Bishops Lydeard
Wiveliscombe
Wellington.

251
Review period
Annually.
Role of planning
Planning has an effect through the availability of sites for employment development
and the handling of applications for employment generating development.

Indicator (b) Settlements Employment Levels

The level of employment at April in the following settlements:
Bishops Lydeard
Wiveliscombe
Wellington.
Review period
Biannually.
Role of planning
Planning has an effect through the availability of sites for employment development
and the handling of applications for employment generating development.

Objective 18: Accessible Shopping

Indicator (a) Town Centre Shopping

Retail floorspace within the town centres of Taunton and Wellington.
Review period
Annually.
Role of planning
Planning policies guide retail development to the most appropriate locations and help
to maintain the vitality and viability of the town centres.

Indicator (b) Edge of Centre Shopping

Retail floorspace on the edge of Taunton and Wellington town centres.
Review period
Annually.
Role of planning
Planning policies guide retail development to the most appropriate locations.

Indicator (c) Major Out of Centre Shopping

Floorspace of major retail development outside Taunton and Wellington town
centres.
Review period
Annually.
Role of planning
Planning policies guide retail development to the most appropriate locations.

Indicator (d) Rural Shopping

Number of shops currently trading in rural centres and villages.
Review period
Every three years.
Role of planning
Planning has some role in preventing the loss of rural shops and permitting additional
provision, but economic factors are the main considerations.

Indicator (e) Local Centres

Number of shops currently trading in local centres.
Review period
Annually.

252
Role of planning
Planning has some role in preventing the loss of local shops and permitting additional
provision, but economic factors are the main considerations.

Objective 19: Town Centres

Indicator (a) Diversity of Uses

The proportions of Class A1, A2, A3 and D2 units in Primary Shopping Areas.
Review period
Annually.
Role of planning
The mix of uses can be influenced through planning controls.

Indicator (b) Retailer Representation

Number of national multiples present in the town centres.
Review period
Every three years.
Role of planning
Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (c) Shopping Rents

Zone A rents within the Primary Shopping Areas in comparison with other centres.
Review period
Every three years.
Role of planning
Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (d) Vacant Properties

Proportion of vacant ground level units in the Primary and Secondary Shopping
Areas.
Review period
Annually.
Role of planning
Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (e) Commercial Yields

Prime rental investment yields in Taunton and Wellington town centres and
comparison with other centres.
Review period
Every three years.
Role of planning
Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (f) Pedestrian Flows

Pedestrian flows in the following locations:
TAUNTON:
Station Road
Bridge Street
The Bridge
North Street
Fore Street
High Street
Old Market Centre
East Street
East Reach

253
Review period
Every three years.
Role of planning
Policies protecting the vitality and viability of the town centres have an indirect effect.

Indicator (g) Customer Views

Shopping behaviour and customer views on the town centre environment.
Review period
Every three years.
Role of planning
Indirect effects through controlling the location of new retail and leisure development,
and policies protecting the vitality and viability of the town centres.

Indicator (h) Safety and Crime

The incidence of crime, and customer views on safety, within the town centres.
Review period
Every three years.
Role of planning
Indirect effects through the design of town centres and the partnership with the Town
Centre Manager.

Strategy Statement 1: Taunton Development

Indicator (a) Dwellings

Number of dwellings developed per year in Taunton.
Review period
Annually.
Role of planning
Planning has a key role in this.

Indicator (b) Employment

Hectares of employment land developed in or adjacent to Taunton.
Review period
Annually.
Role of planning
Planning is important to this, but the role of the market is also crucial.

Strategy Statement 2: Wellington Development

Indicator (a) Dwellings

Number of dwellings developed per year in Wellington.
Review period
Annually.
Role of planning
Planning has a key role in this.

Indicator (b) Employment

Hectares of employment land developed in or adjacent to Wellington.
Review period
Annually.
Role of planning
Planning is important to this, but the role of the market is also crucial.

254
Strategy Statement 3: Rural Economic Development

Indicator (a) Rural Centres

Hectares of employment land developed in or adjacent to rural centres.
Review period
Annually.
Role of planning
Planning can ensure that sites are available and that unnecessary planning
restrictions are not imposed, but the market will decide whether sites are developed.

Indicator (b) Villages

Hectares of employment land developed in or adjacent to villages.
Review period
Annually.
Role of planning
Planning can ensure that sites are available and that unnecessary planning
restrictions are not imposed, but the market will decide whether sites are developed.

Strategy Statement 4: Rural Housing

Indicator (a) Rural Centres

Number of dwellings developed in rural centres.
Review period
Annually.
Role of planning
Planning has a key role in this.

Indicator (b) Villages

Number of dwellings developed in villages.
Review period
Annually.
Role of planning
Planning has a key role in this.

Indicator (c) Open Countryside

Number of dwellings developed outside settlements.
Review period
Annually.
Role of planning
Planning has a key role in this.

Strategy Statement 5: Previously Developed Land.

Indicator (a) Housing

Number of dwellings developed each year on previously developed land within
Taunton and Wellington.
Review period
Annually.
Role of planning
Planning has an important role to play, but cannot ensure that development occurs.

Indicator (b) Employment

Hectares of previously developed land in Taunton and Wellington developed for
employment purposes.

255
Review period
Annually.
Role of planning
Planning has an important role to play but cannot ensure that development occurs.

Strategy Statement 6: Greenfield Housing Developments

Indicator (a) Major Site

The number of dwellings developed on the major development site at Monkton
Heathfield.
Review period
Annually.
Role of planning
Planning has a key role.

Indicator (b) Smaller sites

The number of dwellings developed on greenfield sites other than Monkton
Heathfield.
Review period
Annually.
Role of planning
Planning has a key role.

Strategy Statement 7: Travel Intensive Developments

Indicator (a) Town Centre Offices

Office floorspace developed within the Taunton Central Area.
Review period
Annually.
Role of planning
Planning has a key role.

Indicator (b) Other Offices

Office floorspace developed outside the Taunton Central Area.
Review period
Annually.
Role of planning
Planning has a key role.

Indicator (c) Town Centre Leisure

Floorspace of large leisure facilities developed within the Taunton Central Area.
Review period
Annually.
Role of planning
Planning has a key role.

Indicator (d) Other Leisure

Floorspace of large leisure facilities developed outside the Taunton Central Area.
Review period
Annually.
Role of planning
Planning has a key role.

256
Strategy Statement 8: Freight-related Development

Indicator (a) Road-related Development

Hectares of industrial and warehousing development close to a County or National
Road.
Review period
Every three years.
Role of planning
Planning has a key role.

Indicator (b) Rail-related Development

Hectares of industrial and warehousing developed with direct freight access to the
rail system.
Review period
Every three years.
Role of planning
Planning has an important role although the economics of rail freight are likely to be
important.

Strategy Statement 9: Open Spaces

Indicator (a) Environmental Open Spaces

Number of areas designated to remain undeveloped which are adversely affected by
development.
Review period
Every five years.
Role of planning
Planning has a key role.

Indicator (b) Green Wedges

Area of designated green wedge harmed by development.
Review period
Every five years.
Role of planning
Planning has a key role.

Strategy Statement 10: Movement

Indicator (a) New Cycle Routes

New cycle routes provided each year.
Review period
Annually.
Role of planning
Numerous cycle routes are proposed in the Local Plan and these will be partially
funded by development.

Indicator (b) Public Transport Provision

New public transport provision each year.
Review period
Annually.
Role of planning
The Local Plan proposes a wide range of public transport facilities and these will be
partially funded by development.

257
Indicator (c) Car Parking
The number of staff, resident and customer car parking spaces provided with new
development.
Review period
Annually.
Role of planning
The planning system directly controls parking provision in new developments.

258
 APPENDIX 1
SITES OF SPECIAL SCIENTIFIC INTEREST IN
TAUNTON DEANE, AS AT 21 JANUARY 1998

Blackdown and Sampford Commons

Curry and Hay Moors

Deadman

Fivehead Woods and Meadow

Hestercombe House (roof voids)

Holme Moor and Clean Moor

Langs Farm

Langford Heathfield

North Curry Meadow

North Moor

Priors Park and Adcombe Wood

Quants

Ringdown

Ruttersleigh

Southey and Gotleigh Moors

Southlake Moor

The Quantocks

Thurlbear Wood and Quarrylands

West Sedgemoor

259
 APPENDIX 2
TAUNTON DEANE LOCAL PLAN:
SCHEDULED MONUMENTS RECORDED IN SOMERSET SITES AND
MONUMENTS RECORD AT MAY 2004

Bathealton
SMR SM No Site NGR
43351 32178 The Castles N of Surridge Farm, Bathealton ST057245

Bishops Lydeard
SMR SM No Site NGR
43817 442b Cross, Church of St Mary, Bishops Lydeard ST167297
43818 442a Cross, Church of St Mary, Bishops Lydeard ST167297

Bradford-on-Tone
SMR SM No Site NGR
43377 104 Bradford Bridge, Bradford-on-Tone ST1722310

Burrowbridge
SMR SM No Site NGR
44199 24012 Burrow Mump, Burrowbridge ST359305

Cothelstone
SMR SM No Site NGR
43025 29360 Bowl Barrow and folly ruins, Cothelstone Hill ST190327
43026 29361 Bowl Barrow, Cothelstone Hill ST191327
43029 29359 Bowl Barrow, Cothelstone Hill ST189327
43031 29358 Bowl Barrow, W end of, Cothelstone Hill ST188326

Churchstanton
SMR SM No Site NGR
Part of 33030 Two groups of World war 2 pillboxes ST208150
44340 RAF,Culmhead, Trickey Warren, approx
Churchstanton
Part of 33029 Two World War 2 air traffic control buildings, ST208150
44340 RAF Culmhead, Trickey Warren, approx
Churchstanton
Part of 33028 World War 2 fighter pens RAF Culmhead, ST208150
44340 Trickey Warren, Churchstanton approx

Curland
SMR SM No Site NGR
43844 24006 Castle Neroche, Curland ST271157

Durston
SMR SM No Site NGR
43224 422 Fishponds, Buckland Priory, Durston ST302283

Fitzhead
SMR SM No Site NGR
43819 32169 Cross, St James churchyard, Fitzhead ST120284

260
North Curry
SMR SM No Site NGR
43336 27982 Duck decoy, 250m NW of Mordon House, ST322263
North Curry

Norton Fitzwarren
SMR SM No Site NGR
43399 24022 Norton Camp Large Univallate Hillfort, Norton ST196263
Fitzwarren

Oake
SMR SM No Site NGR
43557 32168 Cross, Church of St John the Baptist, ST160264
Heathfield

Otterford
SMR SM No Site NGR
32164 Round barrow cemetery 100m south of ST2300 1436
School Farm
32166/02 Bowl barrow 210m NW of Brown Down ST2341 1257
Cottage
32167/01 Bowl barrow 685m NW of Beech Croft ST2357 1316
32167/02 Bowl barrow 380m NW of Beech Croft ST2374 1278
32166/01 Bowl barrow 600m NW of Brown Down ST2379 1246
Cottage
32180 Two bowl barrows east of Brown Down Lodge ST2421 1235

Pitminster
SMR SM No Site NGR
43502 430 Park pale, Poundisford Park, Pitminster (and ST211204
Trull)

Taunton unparished area

SMR SM No Site NGR
44204 22851 Shell Keep Castle, Taunton Castle (Part of ST2262 2457
the associated outer bailey, ninth century
cemetery and civil war siegework)
44207 338 Borough Bank, N of St Marys Church, ST228246
Taunton

Trull
SMR SM No Site NGR
43502 430 Park pale, Poundisford Park (& Pitminster) ST2220

West Bagborough
SMR SM No Site NGR
32174 Group of Cairns on Wills Neck ST1648 3517
32176 Cairn 280m South of Triscombe Stone ST1642 3561
32173/02 Bowl barrow 670m NE of Plantation Cottage ST1670 3488
32173/01 Bowl barrow 530m NE of Plantation Cottage ST1686 3485
32172 Bowl barrow 840m NE of Bagborough House ST1718 344
32175 Two cairns 780m ESE of Triscombe Farm ST1620 3523
32171/01 Two bowl barrows and a Round Cairn on ST1816 3415
32171/02 Lydeard Hill 750m North of Tilbury Farm ST1790 3420
32171/03 ST1775 3425

261
Wiveliscombe
SMR SM No Site NGR
329 Camp S of Manor Farm ST090271
32170 Hillfort on Castle Hill 650m South east of Ford ST0967 2818
House

262
 APPENDIX 3
TAUNTON DEANE LOCAL PLAN:
ARCHAEOLOGICAL SITES OF COUNTY IMPORTANCE RECORDED IN
SOMERSET SITES AND MONUMENTS RECORD AT MAY 2004

Ash Priors
SMR Site NGR
43094 Church of The Holy Trinity and churchyard, Ash Priors ST152295
43372 Sandhill Park, Ash Priors ST156 296
44054 The Priory, Ash Priors ST150293
44548 Bell foundry, Ash Priors ST151295

Ashbrittle
SMR Site NGR
15625 Cropmark enclosure, N of Ashbrittle ST049216
43092 Church of St John the Baptist, churchyard and cross, Ashbrittle ST053214
43093 Mound, SE of Ashbrittle church, Ashbrittle ST053214
43173 Cropmark enclosure, Combe Downs ST035238
43928 Deserted farm, NW of Hagley Bridge, Chipstable ST053240
43933 Shalwoods, SE of Norman's Farm, Ashbrittle ST049230
44146 Cropmark enclosure, NW of Tuck's Farm ST054233
44147 Cropmark enclosure, NW of Tuck's Farm ST054230

Bathealton
SMR Site NGR
43373 Taunton to Barnstaple Railway ST05752478
43349 Church of St Bartholomew and churchyard, Bathealton ST080241
44676 Cropmark enclosure, W of Cobhay Farm, Bathealton ST08752500
44677 Cropmark enclosure, Greenvale Farm, S of Bathealton ST082237
44705 Mill site, E of Hurstone Farm, Waterrow ST054251
44399 Kiln fieldname, SE of Waterrow ST06072478
44623 Brick making site, N of Upcott ST19422497

Bickenhall
SMR Site NGR
43356 Church of St Paul and churchyard site, N of Bickenhall Farm, ST287196
Bickenhall
43358 Deserted medieval village, Bickenhall ST284188
43546 Deerpark, E of Staple Fitzpaine ST279190

Bishop's Hull
SMR Site NGR
43820 Church of St Peter and St Paul and churchyard, Bishop's Hull ST205248
44057 Manor House, Bishop's Hull ST206248
44126 Grand Western Canal

Bishop's Lydeard
SMR Site NGR
43017 Mine shaft, Grub Bottom, East Bagborough ST182327
43372 Sandhill Park, Ash Priors ST156296
11696 Post Roman cemetery, Stoneage Barton, Cothelstone ST173312
15361 Military hospital, Sandhill Park ST159299
16080 Grotto, Cothelstone Park ST178329
43000 Church of St Mary and churchyard, Bishop's Lydeard ST168298

263
43021 Moated site, Bishop's Lydeard ST170295
43604 Earthworks, Tilbury Park, Bishop's Lydeard ST180332
43611 Deserted farm site, Kenley Copse, Bishop's Lydeard ST188340
43615 Deserted farm site, Bishpool Farm, Bishop's Lydeard ST198343
43616 Enclosure, E of Bishpool Farm, Bishop's Lydeard ST200342
44156 Cropmark enclosure, E of Stallenge Farm ST161279
44159 Extensive cropmarks, Dene Cross ST176285
44160 Extensive cropmarks, N and E of Longlands Farm ST184279
44169 Cropmark ring-ditch, N of Wimple's Copse ST179307
44171 Cropmark enclosure, N of Tatham ST181302
44187 Cropmark of ring ditch, SE of Conquest Farm ST188280
44212 Cropmark ring-ditch, N of Wimple's Copse ST179308
44252 Venn House site, SW of Tone Vale ST167272
44355 Sub-rectangular enclosure, NW of Water House, Fennington ST190295
44364 Ring ditch and other cropmarks, S of Bishop's Lydeard ST169288
44523 Cropmark enclosure, N of Bishops Lydeard ST175313
44524 Cropmark enclosure, N of Bishops Lydeard ST177313
44525 Cropmark ring ditch, NE of Bishops Lydeard ST181305
44526 Cropmark ring ditch, NE of Bishop's Lydeard ST181304

Bradford-on-Tone
SMR Site NGR
43375 Church of St Giles, churchyard and stocks, Bradford-on-Tone ST174230
43378 Hele Bridge, Hele ST187248
44126 Grand Western Canal

Burrowbridge
SMR Site NGR
11270 Trackway and earthworks, S of Henleys Farm, Middlezoy ST354317
43100 Mill mound, N of Millfield, Burrowbridge ST367285
43102 Landscape remains, NE end of West Sedge Moor ST3727
44198 Roman pottery finds, Burrowbridge ST359305
44201 Burrow Wall Causeway, Burrow Bridge ST3730
44296 Farm site, E by N of Crossroads Farm, Othery ST364300
45000 Roman and medieval pottery finds, Stathe ST373287
45001 Prehistoric finds, Stathe ST372282

Cheddon Fitzpaine
SMR Site NGR
43157 Cropmark enclosure, NW of Upper Cheddon ST229293
43384 Church of St Mary, churchyard and cross, Cheddon Fitzpaine ST243276
43386 Chapel site, Hestercombe House, Cheddon Fitzpaine ST241288
43387 Cropmark enclosure, N of Maidenbrook Farm, Cheddon Fitzpaine ST248267
43388 Decoy, Hestercombe Park, Cheddon Fitzpaine ST238287
43394 Cropmark enclosure, Cheddon Corner, Upper Cheddon ST233283
43826 Bridgwater and Taunton Canal
44181 Cropmark enclosure, W of Volis Farm ST234295
44182 Cropmark enclosure, S of Volis Farm ST235291
44183 Cropmark enclosure, S of Upper Cheddon ST234282
44237 Cropmark enclosure, S of Hestercombe ST242282
44238 Cropmark enclosure, W of Cheddon Fitzpaine ST241279
44451 Cropmark enclosure, NE of Nerrols Farm, Cheddon Fitzpaine ST242272
44496 Roman settlement, NW of Nerrols Farm, Cheddon Fitzpaine ST241270
44519 Cropmark enclosure, NE of Nerrols Farm, Cheddon Fitzpaine ST242271
44542 Cropmark ring ditch and linear features, N of Pyrland Hall, Pyrland ST230280

264
44574 Cropmark boundary, S of Hestercombe ST241285
44575 Cropmark boundary, S of Hestercombe ST239284
44576 Cropmark enclosure, S of Hestercombe ST240283

Chipstable
SMR Site NGR
43164 Church of All Saints and churchyard, Chipstable ST043272
43165 Church of St Michael and churchyard, Raddington ST021261
43170 Camp (placename), Miriam's Plantation, Chipstable ST053279
43174 Deserted farm, S of Chubworthy Cross, Chipstable ST037259
43929 Cottage, SW of West Bovey, Chipstable ST046246
43932 Beer deserted farm, NE of Combe, Chipstable ST042242
43966 Pitt deserted farm, SW of Chipstable ST050268
43969 Deserted farm, SE of Oxenleaze Farm, Chipstable ST025278
44151 Cropmark enclosure ST044254

Churchstanton
SMR Site NGR
43176 Chapel site, Fairhouse Farm, Churchinford ST220124
43180 Church of St Peter and St Paul and churchyard, Churchstanton ST196146
44340 Culmhead airfield, Trickey Warren ST2015
44345 Newton, SE of Burnworthy ST194152
44502 WW2 airfield domestic sites, Southey Moor, Churchstanton ST200118
44504 WW2 airfield domestic sites, Southey Moor, Churchstanton ST201111
44505 WW2 airfield radio site, Southey Moor, Churchstanton ST198113
44606 Anti aircraft battery site, W of Culmhead airfield, Churchstanton ST216149
45506 Cropmark enclosure, N of Hartsmoor Bridge ST179121
45508 Cropmark enclosure, SE of Bramley Cross ST176142
45512 Enclosure, Pay Farm, Willand ST189132
45516 Deserted settlement, Trickey Warren ST200150
45517 Cropmark enclosures, S of Churchinford ST215122
45519 Linear features, NE of Churchinford ST219129
45542 Soap works, Beer Hill ST182133
45559 Mill site, NE of Brimley Cross ST184149
45560 Mill, SW of Venn Farm, Burnworthy ST190162
45572 Tannery site, E of Willand ST199136
45594 Enclosure, NW of Churchinford ST211134
45598 Barrow site, S of Willand ST195129
45599 Barrow site, W of Cleve Farm, Churchstanton ST186125
45600 Barrow field name, E of Burnworthy ST196156
45601 Barrow site, N of Redlane ST202135
45605 Black field name, W of Stapley ST182135
45606 Barrow site, SW of Redlane ST200122
45607 Barrow site, S of Churchinford ST217123
45608 Barrow site, SW of Redlane ST197125
44614 Iron Working site, Clivehayes Farm, Churchstanton ST187123

Combe Florey
SMR Site NGR
43187 Church of St Peter and St Paul and churchyard, Combe Florey ST15131
43188 Manor house site, Combe Florey ST151312
43196 Shrunken village, Combe Florey ST151312
43978 Combe Wood Lodge, Combe Wood, Combe Florey ST141318
44573 Cropmark enclosure, NE of Combe Florey ST158318

265
Corfe
SMR Site NGR
43199 Church of St Nicholas and churchyard, Corfe ST233197
44196 Cropmark enclosure, Heale ST240205
43551 Deerpark pale, Staple Park Wood, Staple Fitzpaine ST2518
45523 Ring ditches, N of Holman Clavel ST221167
45532 Road and park pale, Staple Hill ST246162
45602 Barrow field name, S of Pitminster ST221184

Cothelstone
SMR Site NGR
43023 Church of St Thomas a Becket and churchyard, Cothelstone ST182319
43024 St Agnes well, Cothelstone ST184319
43032 Irrigation scheme, N of Cushuish Farm, Cothelstone ST198309
43034 Flint scatter, Cothelstone Hill ST191321
43292 Barrow cemetery, Cothelstone Hill ST191321
43601 Deserted farm, N of Cothelstone ST184320
43610 Field system, Cothelstone ST186320
43612 Enclosures, Cushuish, Cothelstone ST198307
44043 Cothelstone House site, Cothelstone ST178325
44172 Cropmark enclosures, N of Cushuish ST200312
44173 Cropmark enclosures, W of Cushuish ST191307
44250 Field system, Cothelstone Hill ST190328
44350 Cropmark enclosures and boundaries, Cushuish ST200307
44354 Sub-circular enclosure, E of Grove Copse, Cothelstone ST185312
44536 Cropmark enclosure, SW of Cothelstone ST180316
44537 Cropmark ring-ditch, W of Cothelstone ST177317
44538 Cropmark ring-ditch, W of Cothelstone ST180318

Creech St Michael
SMR Site NGR
11826 Cropmark enclosure, S of Boez Lane ST268303
43206 Church of St Michael churchyard and stocks, Creech St Michael ST275253
43209 Cropmarks, W of Charlton ST288269
43210 Cropmarks, E of Worthey's Farm, Creech St Michael ST284267
43213 Icehouse, Walford House Farm, Creech St Michael ST274284
43218 Cropmark enclosures, S of Lydes Farm, Adsborough ST279289
43826 Bridgwater and Taunton Canal
43835 Chard Canal ST270265
44068 Court House, E of church, Creech St Michael ST276253
44193 Cropmark enclosures, Monkton Elm ST267275
44194 Cropmark enclosures, Coombe ST275289
44231 Cropmark enclosures, N of Langaller ST269271
44232 Cropmark enclosures, N of Adsborough ST279295
44233 Cropmark enclosure, W of Creech Heathfield ST277273
44282 Pillbox, in canal bed, S of Creech St Michael ST271253
44287 Pillbox, E of, Creech St Michael ST276255
44288 Pillbox, E of, Creech St Michael ST277254
44289 Pillbox, E of, Creech St Michael ST278252
44298 Pillbox, E of Cathill Farm, Creech St Michael ST285260
44300 Pillbox, SW of Charlton ST288262
44302 Pillbox, Charlton ST292266
44311 Pillbox, at canal junction, Creech St Michael ST271256
44319 Pillbox, NE of Charlton ST293269
44338 Pillbox, N of Mill Lodge, Creech St Michael ST271255

266
44363 Cropmarks, E of Creech St Michael ST278262
44367 Cropmarks including ring-ditch, Foxhole ST283259
44577 Cropmark ring ditch, NW of Creech Heathfield ST273274
44578 Cropmark ring ditch, NW of Creech Heathfield ST272275

Curland
SMR Site NGR
43219 Church of All Saints and churchyard, Curland ST271170
43220 Building foundations, S of the church, Curland ST271168
45673 Barrow field name, SW of Curland ST257161
45685 Bury field name, SW of Bulford ST267174

Durston
SMR Site NGR
43222 Windmill mound, E of Froglane Farm, Durston ST298279
43223 Manor house site, Durston ST292281
43225 Mynchin Buckland Priory, Durston ST302281
43228 Church of St John and churchyard, Durston ST292282
43230 Cropmark enclosures, N of Drakes Farm, Durston ST283283
43231 Enclosure, W of Curry Lane, Durston ST285280
43826 Bridgwater and Taunton Canal
44195 Cropmark enclosure (?Roman temple), Durston ST286276
44220 Cropmark enclosures, SE of Durston ST295280
44221 Cropmark ring ditch, E of Durston ST294283
44222 Cropmark ring ditch, SW of Durston ST288277
44234 Cropmark enclosure, SE of Durston ST299273
44304 Pillbox, S of Durston ST297271
44321 Pillbox, NW of Cogload Farm, Durston ST304277
44322 Pillbox, NW of Cogload Farm, Durston ST304278
44323 Pillbox, NW of Cogload Farm, Durston ST304277
44539 Cropmark enclosure, N of Durston ST286287
44540 Cropmark ?longbarrow, N of Durston ST285286
44566 Cropmark enclosure, Charlton Orchards, Durston ST290274
44567 Cropmark enclosure, Perryville Barton, Durston ST293274

Fitzhead
SMR Site NGR
43232 Church of St James, churchyard, cross and stocks, Fitzhead ST120284
44162 Cropmark enclosure ST111283
44163 Cropmark enclosure, W of Knight's Farm ST109285
44520 Cropmark enclosure, S of Fitzhead ST119279
44521 Cropmark enclosure, S of Fitzhead ST114276
44584 Cropmark enclosure, N of Brewers ST110292
44585 Cropmark enclosure, N of Brewers ST109291
44586 Cropmark enclosure, W of Brewers ST104292
44587 Cropmark enclosure, N of Brewers ST109293

Halse
SMR Site NGR
43239 Church of St James and churchyard, Halse ST140278
44073 Stoford Farm, Lower Stoford ST145288
44157 Cropmark of ring ditch, E of Heathfield ST169265
44164 Cropmark enclosure, E of Whitmoor Cottage ST147274
44165 Cropmark ring-ditch, W of Blake's Farm ST137284
44351 Cropmark enclosure, S of Halse ST142272

267
44352 Cropmark ring ditch, E of Halse ST154275
44588 Cropmark enclosure, Lower Stoford ST144289
44589 Cropmark enclosure, Lower Stoford ST142286
45528 Cropmark enclosure, SW of Halse ST138277
Hatch Beauchamp
SMR Site NGR
43249 Church of St John the Baptist and churchyard, Hatch Beauchamp ST307212
43250 Prehistoric finds, High Bridge, Hatch Beauchamp ST306186
43251 Deer park, E of Fowlers Farm, Hatch Beauchamp ST313199
43253 Deserted medieval village, Hatch Court, Hatch Beauchamp ST309212
43254 Ice house, Hatch Court Park, Hatch Beauchamp ST303211
43259 Mound, E of Hatch Court, Hatch Beauchamp ST313213
44497 Shrunken village of Capland, Hatch Beauchamp ST303194
44609 Mound, E of Hatch Court, Hatch Beauchamp ST311213
44610 Mound, E of Hatch Court, Hatch Beauchamp ST311213
Kingston St Mary
SMR Site NGR
43037 Church of St Mary and churchyard, Kingston St Mary ST223298
43041 Cropmark enclosure, Nailsbourne ST216284
43042 Cropmark enclosures, Lower Marsh Farm, Kingston St Mary ST227279
43043 Cropmark enclosures, E of Marsh House, Kingston St Mary ST228288
43044 Cropmark enclosure, Bedwell ST223281
43045 Cropmark enclosure, N of Tainfield Cottages, Kingston St Mary ST221286
43046 Cropmark enclosures, SW of Pyrland Hall, Kingston St Mary ST223276
43047 Cropmark enclosures, N of Nailsbourne ST216289
43049 Copper mine site, Kingston St Mary ST223300
43050 Copper mine, E of Westhay Cottages, Kingston St Mary ST223304
43052 Cropmark enclosures, SE of Marsh House, Kingston St Mary ST226285
43153 Cropmark enclosure, W of Volis Farm, Kingston St Mary ST233295
43157 Cropmark enclosure, NW of Upper Cheddon ST229293
44178 Cropmark enclosure, E of Dodhill Green ST224283
44179 Cropmark enclosure, NW of Volis Farm ST232300
44180 Cropmark enclosure, W of Volis Farm ST234299
44184 Cropmark enclosure, E of Tetton House ST217304
44185 Extensive cropmarks, N of Cooks Farm ST202305
44236 Cropmark enclosure, S of Dod Hill ST219279
44240 Cropmark enclosure, W of Volis Farm, Kingston St Mary ST233297
44241 Cropmark ring ditch, SE of Kingston St Mary ST226292
44242 Cropmark enclosure, SE of Kingston St Mary ST229295
44534 Bronze age flint finds, SE of Dodhill ST219280
44542 Cropmark ring ditch and linear features, N of Pyrland Hall, Pyrland ST230280
Langford Budville
SMR Site NGR
43264 Church of St Peter, churchyard and cross, Langford Budville ST112230
43265 Flint scatter, Bindon Farm, Langford Budville ST1024
43268 Deserted farm, W of Beer Farm, Langford Budville ST102222
43270 Pottery kiln and finds, Middle Hill, Langford Budville ST104236
43271 Church of St Peter and churchyard, Runnington ST110220
43921 Lower Poleshill deserted farm, Poleshill ST087227
44581 Cropmark enclosure, N of Langford Budville ST111238
44583 Cropmark boundaries, SE of Langford Budville ST114226
44611 Flint scatter, NW of Bindon Farm, Langford Budville ST106242
44612 Flint scatter, SE of Bindon Farm, Langford Budville ST110237

268
Lydeard St Lawrence
SMR Site NGR
44077 Church of St Lawrence and churchyard, Lydeard St Lawrence ST129322
44174 Cropmark enclosure, S of Weststowe ST125325
44175 Cropmark enclosure, S of Combe Wood ST137318
44176 Cropmark enclosure, SW of Holford Farm ST143339
44177 Cropmark enclosure, E of Richs Holford ST149341
44569 Cropmark enclosure, Rich's Holford ST146338
44570 Cropmark enclosure, NE of Riches Holford ST151342

Milverton
SMR Site NGR
43296 Church of St Michael and All Angels and churchyard, Milverton ST122259
43299 Flint scatter, N of Quaking House, Milverton ST108264
43318 Deserted village, Bickley Farm, Milverton ST131246
43325 Deserted farm, Holme Moor, Milverton ST097261
43328 Flint scatter, N of Loundshay Barn, Milverton ST132260
44373 Building remains, Court Bottom, Milverton ST110267
44522 Cropmark enclosure and ring ditch, Luckham Farm, SE of Milverton ST140244
44535 Cropmark enclosure, W of Milverton Court, Milverton ST110261
44571 Cropmark enclosures, NW of Preston Bowyer ST132271
44582 Cropmark enclosure, N of Bindon ST105244
44613 Cropmark enclosure, S of Preston Farm, Preston Bowyer ST140260

North Curry
SMR Site NGR
43103 Deserted farm, NW of Frog Lane Farm, North Curry ST 330265
43104 Flood bank, against Haymoor Old Rhyne, North Curry ST3237
43105 Duck Decoy, NNE of Moredon House, North Curry ST328270
43106 Deserted farm, SSW of Huntham, North Curry ST336252
43329 Church of St Peter and St Paul, churchyard and cross, North Curry ST320256
43335 Corn mill, Newport ST317238
43337 Planned borough of Newport, North Curry ST311231
43342 Cropmark enclosures, SW of New Barn, North Curry ST294243
43835 Chard Canal
44190 Cropmark features, New Barn ST300245
44191 Cropmarks, Lillesdon ST307245
44303 Pillbox, NW of Lilsdon Court, Lilsdon ST298234
44305 Pillbox, W of Lillesdon Court, Lillesdon ST299233
44306 Pillbox, NW of Lillesdon Court, Lillesdon ST298235
44320 Pillbox, NW of Lillesdon Court, Lillesdon ST298234
44325 Pillbox, NW of Lillesdon Court, Lillesdon ST296236
44326 Pillbox, N of Honey Farm, Wrantage ST305229
44327 Pillbox, N of Honey Farm, Wrantage ST305229
44328 Pillbox, N of Honey Farm, Wrantage ST306228
44329 Pillbox, N of Higher Wrantage Farm, Wrantage ST307227
44330 Pillbox, N of Higher Wrantage Farm, Wrantage ST308226
44331 Pillbox, E of Higher Wrantage Farm, Wrantage ST309225
44332 Pillbox, SE of Higher Wrantage Farm, Wrantage ST309224
44333 Pillbox, N of Crimson Hill Farm, Wrantage ST312220
44334 Pillbox, S of Ludwells Farm, Wrantage ST313225
44335 Pillbox, NE of Crimson Hill Farm, Wrantage ST313220
44336 Pillbox, NE of Crimson Hill Farm, Wrantage ST314220
44361 Rectilinear cropmarks and rectangular enclosure ST353256

269
Norton Fitzwarren
SMR Site NGR
43396 Church of All Saints and churchyard, Norton Fitzwarren ST197260
43397 Roman pottery finds, N of Norton Manor Camp, Norton Fitzwarren ST195273
43398 Pottery, Norton Bridge, Norton Fitzwarren ST189258
43402 Roman pottery scatter, W of hillfort, Norton Fitzwarren ST194265
43407 Cropmarks, W of Norton Fitzwarren ST191263
43408 Cropmark enclosures, Courtlands, Norton Fitzwarren ST199267
44084 Norton Court, SE of church, Norton Fitzwarren ST198260
44161 Cropmark enclosure, S of Wey House ST182260
44211 Henge, N of, Norton Manor Camp ST194274
44235 Cropmark enclosure and boundaries, E of Norton Fitzwarren ST202265
44353 Rectilinear crop marks, Harnham Farm, Norton Fitzwarren ST171260
44366 Rectilinear cropmarks, SE of Langford ST203269
44483 Roman pottery finds, NE of Monty's Court, Norton Fitzwarren ST184267
44543 WW2 stores depot, E of Norton Fitzwarren ST200260
44547 Cropmark enclosure or building, N of Pen Elm ST194273

Nynehead
SMR Site NGR
43414 Church of All Saints, churchyard and cross, Nynehead ST138228
43422 Deserted farm, E of Chipley Sawmills, Nynehead ST124238
43425 Moated site, Pixton Barton, W of Blockhouse Farm, Nynehead ST135239
43426 Moated site, Blockhouse Farm, Nynehead ST141238
43427 Shrunken village, Upcott ST146234
43428 Shrunken village, Nynehead Court, Nynehead ST139228
43431 Cropmark enclosure, SE of Blockhouse Farm, Nynehead ST143237
43433 Timber bridge remains, S of East Nynehead ST157227
43434 Mill site, Picking's Bridge, East Nynehead ST160228
44088 Nynehead Court, Nynehead ST138228
44126 Grand Western Canal
44168 Cropmark enclosure, Court Gardens, Nynehead ST133227

Oake
SMR Site NGR
43298 Cropmark enclosures, Blagrove's Farm, Milverton ST146250
43401 Church of St John the Baptist and churchyard, Heathfield ST160265
43405 Mill site, Sweetings Barton, Norton Fitzwarren ST171268
43435 Church of St Bartholomew and churchyard, Oake ST153252
43436 Church of the Holy Cross and churchyard, Hillfarrance ST168247
43437 Cropmark ring-ditch, E of the church, Oake ST157253
43441 Cropmark enclosure, W of Oake ST154256
44158 Cropmark of ring-ditch, E of Heathfield ST166262
44251 Cropmark enclosures, S of Heathfield ST161264
44362 Ring-ditch and enclosure, SE of Blagrove's Farm, Oake ST147250
44370 Cropmark enclosures, Oake Green Farm, Oake ST160257

Orchard Portman
SMR Site NGR
43443 Manor house, Orchard Portman ST243217
43445 Church of St Michael and churchyard, Orchard Portman ST244217
43446 Church of St Thomas, churchyard and cross, Thurlbear ST266212
43447 Deserted settlement, S of Orchard Portman ST246203
43451 Limekiln, Thurlbear Wood, Orchard Portman ST272211
43456 Flint scatter, S of Orchard Portman ST239210

270
44202 Cropmark enclosures, SW of Thurlbear ST259208
44213 Cropmark enclosures and other features, SE of Orchard Portman ST253211

Otterford
SMR Site NGR
43458 Barrow, E of Brown Down Lodge, Otterford ST243124
43459 Barrow, E of Brown Down Lodge, Otterford ST243124
43460 Barrow, E of Brown Down Lodge, Otterford ST242124
43461 Barrow, E of Brown Down Lodge, Otterford ST243124
43462 Barrow site, North Down ST229158
43465 Church of St Leonard and churchyard, Otterford ST223144
43469 Barrow site, Brown Down, Otterford ST233136
44277 Smelting remains, Whatley, Bishopswood ST244131
44513 Airfield domestic site, E of Whitewall Corner ST217158
44514 Airfield domestic site, Holman Clavel ST221159
44515 Airfield domestic site, Holman Clavel ST221162
44516 Airfield domestic site, Holman Clavel ST223155
44517 Airfield domestic site, S of Holman Clavel ST226159
44518 Airfield domestic site, Holman Clavel ST229162
45522 Cropmark enclosure, S of Holman Clavel ST221151
45527 Trackways, E of Royston Water ST239127
45631 Bury field name, Bishopswood ST257128
45632 Bury field name, Otterford ST238139
45649 Blackland field name, E of Otterford ST230148

Pitminster
SMR Site NGR
43488 Church of St Andrew and St Mary and churchyard, Pitminster ST221192
43489 Church of St Michael and churchyard, Angersleigh ST200188
43491 Occupation, Poundisford Park, Pitminster ST220210
43493 Prehistoric, Roman and medieval occupation, Pitminster ST218209
43496 Grange, Barton Grange, Pitminster ST228199
43498 Barton, Poundisford Park, Pitminster ST214206
43499 Medieval and post-medieval finds, Cannonsgrove Farm, Pitminster ST202204
43506 Moat and fishpond, Poundisford Park, Pitminster ST216204
43507 Moat, Poundisford Park, Pitminster ST221203
43510 Prehistoric occupation site, Poundisford Park, Pitminster ST215207
43519 Enclosure, SW of Howleigh Farm, Howleigh ST204190
44097 Poundisford Park (house), Poundisford ST223203
44590 Cropmark enclosure, E of Poundisford ST230211

Ruishton
SMR Site NGR
43528 Church of St George and churchyard, Ruishton ST264252
43529 Mansion house, N of Henlade House, Henlade ST273234
43835 Chard Canal ST27072652
44281 Pillbox, on railway, E of Ruishton ST271252
44283 Pillbox, canal embankment, E of Ruishton ST272251
44286 Pillbox, on canal embankment, E of Ruishton ST272250
44317 Pillbox, railway embankment, E of Ruishton ST272249
44318 Pillbox, SE of Ruishton ST275245

271
Sampford Arundel
SMR Site NGR
43533 Church of the Holy Cross and churchyard, Sampford Arundel ST108189
43540 Enclosure, Sampford Common, Sampford Arundel ST119168
43541 Pottery finds and field boundaries, Dykes Farm, Sampford Arundel ST110173
43544 Pottery finds and earthworks, E of Sampford Moor ST115178

Staple Fitzpaine
SMR Site NGR
43548 Church of St Peter, churchyard and cross, Staple Fitzpaine ST264183
43551 Deerpark pale, Staple Park Wood, Staple Fitzpaine ST2518
43553 Standing stones, Staple Fitzpaine ST2618
43554 Deserted farm site, NE of Underhill Farm, Staple Fitzpaine ST255178
44197 Cropmark enclosure N of Staple Fitzpaine ST258195
45535 Deserted farm site, S of Staple Fitzpaine ST263168
45536 Cropmark enclosure, S of Staple Fitzpaine ST264170
45628 Burial site, SW of Staple Fitzpaine ST262181

Staplegrove
SMR Site NGR
43567 Church of St John and churchyard, Staplegrove ST213265
43572 Roman urn find, Staplegrove ST211257
44239 Cropmark enclosure, SW of Pyrland Hall, Kingston St Mary ST223273
44359 Corner of enclosure, S of church, Staplegrove ST214263
44365 Cropmark enclosure, N of Staplegrove ST214258

Stawley
SMR Site NGR
43008 Deserted farm, SE of South Heywood, Appley ST072218
43575 Church of St Michael and churchyard, Stawley ST061227
43576 Church of St Nicholas and churchyard, Kittisford ST079224
43577 Cropmark enclosures, NE of Kittisford Farm, Stawley ST067239
43580 Pottery and slag finds, E of Kittisford Barton, Stawley ST081233
43588 Slate works, Tracebridge ST067211
43904 Cothay Manor, Stawley ST086213
43905 Greenham Barton, Greenham ST082201
44126 Grand Western Canal
44148 Cropmark enclosures, N of Cothay Manor ST087220

Stoke St Gregory
SMR Site NGR
43102 Landscape remains, NE end of, West Sedge Moor ST3727
43104 Flood bank, against Haymoor Old Rhyne, North Curry ST3227
43592 Church of St Gregory, churchyard and stocks, Stoke St Gregory ST349272
43593 Moated site, Slough Farm, Stoke St Gregory ST349277
43598 Quakers burial ground, S of Stoke St Gregory ST347264

Stoke St Mary
SMR Site NGR
43667 Roman coin and pottery finds, Stoke Hill Quarry, Stoke St Mary ST277222
43672 Church of St Mary and churchyard, Stoke St Mary ST266224
44360 Platform, W of Ten Acre Copse, Stoke St Mary ST268219

272
Taunton unparished area
SMR Site NGR
43079 Iron age and medieval occupation, SW of Bathpool ST250256
43671 Iron age and Roman occupation, SW of New Barn Farm, Stoke St ST247233
Mary
43826 Bridgwater and Taunton Canal
44126 Grand Western Canal
44249 Creechbarrow Hill, Lambrook ST247256
44376 Pumping station, Firepool, Taunton ST232254
44482 Church of St George and churchyard, Wilton ST225240
44546 Cropmark enclosure, W of Pyrland ST229269

Thornfalcon
SMR Site NGR
43685 Church of the Holy Cross and churchyard, Thornfalcon ST284240
43688 Moat, Lower Farm, Thornfalcon ST281242
43835 Chard Canal ST36001334
44297 Pillbox, N of Thornfalcon ST282243
44299 Pillbox and AT obstacle, E of Canal Farm, Thornfalcon ST285242
44301 Pillbox, E of Thornfalcon ST289242

Tolland
SMR Site NGR
43692 Church of St John the Baptist, churchyard and cross, Tolland ST101323
43693 Moat, Goulden Farm, Tolland ST111314
44209 Cropmark enclosure, W of Smithclose Cottage ST098321

Trull
SMR Site NGR
43493 Prehistoric, Roman and medieval occupation, Pitminster ST218209
43494 Prehistoric, Roman and medieval occupation, Poundisford Park, ST216208
Pitminster
43511 Building remains and trackway, Canonsgrove Farm, Pitminster ST207205
43696 Church of All Saints, churchyard and stocks, Trull ST217222
43698 Deserted village of Zany, S of Hamwood Farm, Trull ST200204
43699 Pottery scatter, SE of Cutsey House, Trull ST191204
43702 Enclosure, Stone House, Trull ST203212
43707 Roman settlement, E of Cutsey House, Cutsey ST194205
43708 Prehistoric settlement, Cutsey ST201206
43762 Medieval pottery scatter, N of Cutsey House, West Buckland ST185209
44153 Cropmark enclosures, E of Castleman's Hill ST193224
44154 Cropmark Hillfort, Castleman's Hill ST189224
44155 Cropmark enclosures, S of Castleman's Hill ST191222
44218 Cropmark enclosure, NE of Chilliswood Farm, Trull ST200224

Wellington
SMR Site NGR
43714 Church of St John the Baptist and churchyard, Wellington ST141210
43716 The Court, Wellington ST136205
43720 Woollen mills, Tonedale ST129215
43721 Mill and dye works, Tonedale ST126219
44166 Cropmark enclosure, N of Lower Westford Farm ST123211
44167 Cropmark enclosure ST132218
45672 Burial site, S of Ford Street ST156176

273
Wellington Without
SMR Site NGR
43680 Churchyard, St Margaret's Church, Thorne St Margaret ST099211
43732 RB settlement, Wellington Without ST144190
43733 Early medieval occupation, Phillips Mead, Wellington Without ST123183
43734 Shrunken settlement and pottery, Wrangway ST124183
43735 Medieval and Roman occupation, Woodford Farm, Wellington Without ST127183
43737 Deerpark pale, Park Farm, Wellington Without ST131171
43738 Mill, E of Park Farm, Wellington Without ST135178
43739 Kiln and waster finds, Wrangway ST1218
43743 Shrunken settlement, Wrangway ST124182
43750 Medieval settlement, Blackham Bridge, Wellington Without ST154195
44126 Grand Western Canal
44188 Cropmark enclosure, N of Chitterwell ST101203
44219 Cropmark enclosure, N of Pinksmoor ST109200
44579 Cropmark ring ditch and enclosures, W of Holywell Lake ST104206
44580 Cropmark enclosures, SE of Holywell Lake ST110202
45655 Castle field names, SW of Voxmoor ST141177
45695 Cropmark enclosure, SE of Wellington Hill ST142169

West Bagborough
SMR Site NGR
43002 Cairn, Lydeard Hill ST178343
43056 Church of St Pancras and churchyard, West Bagborough ST169338
43062 Cairn, Wills Neck, West Bagborough ST162353
43063 Cairn, Wills Neck, West Bagborough ST163353
43064 Cairn or robbed barrow, Wills Neck, West Bagborough ST165357
43070 Linear ditch, Wills Neck, West Bagborough ST170350
43600 Deserted farm, NW of Smokeham Farm, West Bagborough ST158350
43606 Enclosure, NW by N of Tilbury Farm, West Bagborough ST175338
43607 Enclosure, ENE of Bagborough Church, West Bagborough ST175339
43608 Barrow, Lydeard Hill, Bishops Lydeard ST180340
43609 Barrow, Lydeard Hill ST180343
43618 Cairn, N side of Will's Neck, West Bagborough ST163353
43619 Cairn, N side of Will's Neck, West Bagborough ST166353
43620 Barrow, top of Will's Neck, West Bagborough ST166352
43621 Enclosure, NE by E of Will's Neck, West Bagborough ST169353
43622 Barrow, SE of Wills Neck ST172346

West Buckland
SMR Site NGR
43755 Church of St Mary and churchyard, West Buckland ST174205
43756 Barrow sites, Buckland Hill, West Buckland ST176176
43767 Five barrows (site of), West Buckland ST171174
43768 Earthworks, S of Morrish's Farm, West Buckland ST177201
44368 Cropmarks, Hamlands Lane, West Buckland ST160224

West Hatch
SMR Site NGR
43772 Church of St Andrew and churchyard, West Hatch ST286211

West Monkton
SMR Site NGR
43076 Church of St Augustine, churchyard and stocks, West Monkton ST264285
43077 Enclosure, W of Blackbrook Inn, West Monkton ST252249

274
43079 Iron age and medieval occupation, SW of Bathpool ST250256
43080 Dole stones, N of Ruishton ST263253
43086 Cropmark enclosures, E of Yalway ST248304
43826 Bridgwater and Taunton Canal
44192 Cropmark enclosure, Monkton Heathfield ST251270
44223 Cropmark enclosure, SE of New Cross ST256285
44224 Cropmark enclosure, N of Hartnell's Farm, Monkton Heathfield ST257273
44225 Cropmark, SW of Monkton Elm ST262272
44369 Cropmark part of circular enclosure, W of Yalway Farm, West Monkton ST240304
44541 Cropmark enclosure, E of Quantock Farm, West Monkton ST259299
44591 Cropmark enclosure, Yalway Farm, Yalway ST243303

Wiveliscombe
SMR Site NGR
43783 Church of St Andrew, churchyard, cross and stocks, Wiveliscombe ST083277
43784 Bishops Palace site, Wiveliscombe ST084277
43794 Possible pottery kiln, Stone's Tenement, Wiveliscombe ST103272
43795 Barrow, Stape Moor, Wiveliscombe ST101276
43796 Lead coffin find, Manor Cottages, Wiveliscombe ST097276
43797 Cinerary urn and burial, S of Jew's Farm, Wiveliscombe ST061297
43806 Burial ground, Quaking House Copse, Wiveliscombe ST106261
43813 Buddleshay deserted farm, SW of Fry's Farm, Wiveliscombe ST096264
43814 Enclosure (cropmarks), NE of Courtneys, Wiveliscombe ST088271
44149 Cropmark ring ditch, SE of Manor Farm ST094275
44150 Cropmarks of field system, W of Furzymoor Barn ST093270
44243 Medieval farmstead, Stones Tenement, Wiveliscombe ST102272

275
 APPENDIX 4
PPG 13 - MAXIMUM PARKING STANDARDS

This table should be read in conjunction with the text on parking in PPG13 (paragraph 49-
56) and Taunton Deane Local Plan (Policies M1-M3).

USE NATIONAL MAXIMUM PARKING THRESHOLD FROM

STANDARD AND ABOVE WHICH
1 space per square metre (m) of STANDARD APPLIES
gross floorspace unless otherwise (gross floorspace)
stated
Food retail 1 space per 14 m 1000 m
Non-food retail 1 space per 20 m 1000 m
Cinemas and conference
1 space per 5 seats 1000 m
facilities
D2 (other than cinemas,
conference facilities and 1 space per 22 m 1000 m
stadia)

B1 including office 1 space per 30 m 2500 m

Higher and further 1 space per 2 staff +
2500 m
education 1 space per 15 students (see note 1)
Stadia 1 space per 15 seats (see note 2) 1500 seats

NOTES:

1. The standard for students relates to the total number of students attending an
educational establishment, rather than full-time equivalent figures.

2. For stadia, sufficient coach parking should be provided to the satisfaction of the local
authority and treated separately from car parking. Coach parking should designed
and managed so that it will not be used for car parking.

3. Parking for disabled people should be additional to the maximum parking standards.
Development proposals should provide adequate parking for disabled motorists, in
terms of numbers and design (see Traffic Advice Leaflet 5/95, Parking for Disabled
People).

4. For mixed-use development, the gross floorspace given over to each use should be
used to calculate the overall maximum parking figure. For land uses not covered in
these standards, the most stringent regional and local standards should apply.

276
 Taunton Deane Local Plan Adopted November 2004

Policy Number Changes

Revised Deposit Subject of Policy Adopted Plan

Policy Number Policy Number
S1 General Requirements S1
S2 Design S2
[S3 Energy Conservation Deleted]
S4 Mixed Use Developments S3
[S5 Deleted]
S6 Rural Centres S4
S7 Villages S5
S7a Cotford St Luke New Village S6
S8 Outside Settlements S7
S8a Best & Most Versatile Agricultural Land S8
- Taunton Town Centre S9

H1a Phasing Strategy H1

H1 Housing within Classified settlements H2
[H2 Energy Efficient Dwellings Deleted]
[H3 Deleted]
H4 Residential Conversions in Town Centres H3
H4a Self-Contained Accommodation H4
H4b Non-Self-Contained Accommodation H5
[H5 & 6 Deleted]
H7 Town Centre Housing H6
[H8 Deleted]
H9 Conversion of Rural Buildings H7
H10 Replacement Dwellings Outside H8
Settlements
[H11 Deleted]
H12 Affordable Housing within General Market H9
Housing
H12a Affordable Housing Targets H10
H13 Rural Local Needs Housing H11
H14 Agricultural or Forestry Workers H12
H15 Agricultural or Forestry Workers H13
H16 Gypsy and Traveller Sites H14
H17 Sites for Travelling Show People H15
H18 Residential Care Homes H16
H19 Extensions to Dwellings H17
H20 Ancillary Accommodation H18
H21 Designing Out Crime H19

EC1 Employment Development EC1

EC1a Expansion of existing firms on land EC2
subject to restrictive policies
EC1b Extension of existing employment sites EC3
EC2 Working from home EC4
EC2a Culmhead EC5
EC3 Conversion of Rural Buildings EC6
EC4 Rural Employment Proposals EC7
 EC5 Farm Diversification EC8
EC6 Loss of Employment Land EC9
EC7 Accessibility of New Development EC10
EC7a Local Service Provision EC11
EC8 Major proposals for retail Dev EC12
EC9 Restrictions on Unit size and range EC13
EC9a Modernisation of Floorspace EC14
EC10 Assoc Settlements/Rural Centres/Villages EC15
EC11 New and altered shop fronts EC16
EC11a Shop Front Security EC17
EC12 Upper Floors of Shops EC18
EC13 Farm Shops EC19
EC14 Garden Centres EC20
EC15 Tourist and Recreational Dev EC21
EC16 Improvement of Tourist Facility deleted
EC17 Land W of Bishops Lydeard Station EC22
EC18 Tourist Accommodation EC23
EC19 Caravans & Hol Chalets EC24
EC20 Touring Caravan and Camping Sites EC25
EC21 Outdoor Advertisements and Signs EC26

M1 Non-residential developments M1
M2 Non-Residential Car Parking outside M2
Taunton & Wellington
M3 Non-Residential development and M3
transport provision
M3a Residential Parking Provision M4
T39 Cycling M5
M4 Traffic Calming M6

C1 Education Provision for New Housing C1

C2 Reserved School Sites C2
C3 Protection of Recreational Open Space C3
C4 Standards of Provision C4
C5 Alternative Provision to Public Open deleted
Space
C6 Sport Facilities C5
C7 Public Rights of Way C6
- Blackdown Hills Ridge Route C7
C8 Developments Affecting Disused Railway C8
Tracks and Canals
C9 Horse Riding Establishments C9
C10 Golf C10
C11 Power Lines C11
- Renewable Energy C12
C12 Wind Turbines C13
C13 Large Telecommunications Masts C14
C14 Satellite Antennae C15
C15 Utility Developments C16

EN1 Wildlife Sites of International Import. EN1

EN2 Sites of Special Scientific Interest EN2
EN3 Local Wildlife & Geological Interests EN3
 EN4 Wildlife in buildings to be converted or EN4
demolished
EN4a Protected Species EN5
EN5 Protection of Trees, Woodlands EN6
EN6 Ancient Woodlands EN7
EN7 Trees in and around settlements EN8
EN8 Tree Planting EN9
EN9 Community Woodlands deleted
EN10 Areas of Outstanding Natural Beauty EN10
EN11 Special Landscape Areas deleted
EN12 Special Landscape Features EN11
EN13 Landscape Character Areas EN12
EN14 Green Wedge EN13
EN15 Conservation Areas EN14
EN16 Demolition affecting Conservation Areas EN15
EN17 Listed Buildings EN16
EN18 Changes to Listed Buildings EN17
EN19 Demolition of Listed Buildings EN18
EN20 Recording of Listed Buildings EN19
EN21 Parks and Gardens of Special Historic EN20
Interest
EN22 Nationally Important Archaeological EN21
Remains (formerly entitled Scheduled
Monuments)
EN23 Development Affecting Sites of County EN22
Archaeological Importance
EN24 Areas of High Archaeological Potential EN23
EN25 ARUs now UOS EN24
[EN26 Important Views Deleted]
EN27 The Water Environment EN25
EN28 Water Resources EN26
EN29 Water Source Protection Areas and EN27
Public water Supply Source Protection
Areas
EN30 Development and Flood Risk EN28
EN31 Flooding due to Development EN29
EN32 Hazardous Substances EN30
EN33 Development near to sites where EN31
hazardous substances are used
EN34 Contaminated Land EN32
EN35 Building Waste EN33
EN36 Control of External Lighting EN34

T1 Extent of Taunton T1
T2 Tangier Major Development Site T2
[T3 & T4 Deleted]
T5 Firepool Major Development Site T3
[T6-9 Deleted}
T10 Norton Fitzwarren Major Development T4
Site
T11 Housing Allocations (Norton Fitzwarren) T5
T12 Employment Allocations(Norton T6
Fitzwarren)
 T13 Community Developments (Norton T7
Fitzwarren
[T14&15 Deleted]
T16 Monkton Heathfield Major Development T8
Site
[T17 Deleted]
T17a East of Monkton Heathfield (Mixed Use T9
Allocation)
T17b North of Aginghills Farm (Housing T10
Allocation)
T17c South of Langaller (Employment T11
Allocation)
[T18 Deleted]
T19 Community Developments (Monkton T12
Heathfield)
[T20-2 Deleted]
T23 East of Silk Mills T13
T24 Priorswood Road T14
T25 Small Residential Allocations T15
T26 East of Crown Industrial Estate T16
T27 South of Priorswood Concrete Works T17
[T28 Creechbarrow Road Deleted]
T28a West of Courtlands Farm T18
[T29 Deleted]
T30 Primary Shopping Area T19
T31 Restrictions on Change of Use T20
T32 Secondary Shopping Areas T21
T33 Diversity in the Town Centre T22
T34 The Crescent T23
[T35 Whirligig Lane Deleted]
T35a Wood Street T24
[T36 Deleted]
T37 Vitality & Viability of Shopping Centres T25
T38 Development Preventing Achievement of T26
Transport
[T39 Relocated to Movement Chapter M5]
T40 Bus Facilities Provision T27
T41 Park and Ride Sites T28
T42 Bus Services from New Housing T29
Developments
T43 Walking Encouragement T30
T44 Pedestrian Priority Measures T31
T45 Highways T32
T46 Tauntons Skyline T33
T47 Approach Routes into Taunton T34
T48 North Taunton Sports Centre T35
T49 Blackbrook Recreational Open Space T36
T50 Priorswood Landfill Site T37
T51 Maidenbrook Playing Field Allocation T38

W1 Definition of extent of Wellington W1

W2 Longforth Farm major site deleted
W3 Longforth Farm - housing allocation deleted
W4 Longforth Farm employment allocation deleted
W5 Longforth Farm community deleted
developments
- Cades Farm (new policy) W3
W5a Sewage treatment works W15
W5b Tonedale Mill W2
W9 Chelston House Farm W4
W9a Chelston Business Park W5
W9b Milverton Road/Lowmoor Ind. Est. W6
W12 Primary Shopping Area W7
W13 Restrictions on change of use from A3 W8
W14 Secondary shopping areas W9
W15 Complementary uses in town centre W10
W18a Bulford deleted
W18b High Street deleted
- Town centre uses (replaces W18a/b) W11
- Office development (new policy) W12
W19 Retention of burgage patterns W13
W20 High Street enhancement deleted
W21 Landscape setting of approach routes W14

BL1 Gore Farm housing allocation BL1

BL2 Lime Tree Farm deleted
BL3 New housing development BL2
BL4 Open areas to be protected BL3
BL5 Areas of environmental importance BL4

CO1 Corfe Farm - housing allocation CO1

CO2 Infilling CO2

CM1 Hyde Lane housing allocation CM1

CM2 Infilling CM2

HB1 Housing allocation west of Station Road HB1

HB2 Neroche View HB2

HE1 Henlade employment allocation HE1

KM1 Hill Farm housing allocation KM1

KM2 Infilling KM2

OK1 Housing allocation OK1

OK2 Infilling OK2

TV1 Cotford St Luke - housing capacity CSL1

WV1 Style Road housing allocation WV1

WV2 Infilling WV2
WV3 Taunton Road employment allocation WV3
WV4 Retail development WV4
 Taunton Deane Local Plan

(Adopted Nov 2004)

Environmental Appraisal

Contents Page
1.0 Introduction 2

2.0 Method of Appraisal 2

3.0 Full Results of Appraisal 5

4.0 Summary of Results of Appraisal 64

5.0 Conclusion 73

1
1.0 Introduction
1.1 "Local authorities are expected to carry out a full environmental appraisal of their
development plan" (PPG 12, paragraph 4.16.) The environmental appraisal of this Local
Plan attempts to assess the implications of its strategy, policies and proposals in a
systematic and clear fashion. The policies have been prepared against a background of
research into the state of Taunton Deane's environment, and of continuous appraisal of
the likely effects on that environment. It is therefore considered that environmental
concerns have been integrated into the policy preparation process, in accordance with
government advice, and the corporate policies of Taunton Deane Borough Council.

1.2 Carrying out the appraisal has been challenging because the environment is a term with
a very wide meaning, ranging from the natural environment to buildings to quality of life,
and incorporating global issues like climatic change and resource depletion. There are
complex and poorly understood processes involved in environmental change, and many
of these issues are interrelated. For instance, the level of road traffic clearly and directly
impacts on quality of life and public safety issues, and is generally viewed as directly
affecting the earth's climate through the emission of carbon dioxide and other pollutants.
It is possible that there is also a direct impact on health, as rising pollution levels have
been linked to the increasing incidence of asthma, although there is no scientific proof of
this to date. Indirectly, increased traffic is likely to affect landscape and mineral demand,
through the increased demand for new or improved roads. In turn, improving roads is
believed to encourage more road traffic by increasing the ease of vehicle movement.

1.3 Because the issues are so complex, the method of carrying out the appraisal has been
carefully thought out, and involves a systematic approach.

2.0 Method of Appraisal

2.1 The adopted Taunton Deane Local Plan has been subject to the same method of
environmental appraisal as was used on the Deposit Draft and Revised Deposit
versions. The method follows Government advice given in "Environmental Appraisal of
Development Plans: A Good Practice Guide" (DOE, 1993), which emphasises the need
to establish a baseline position so that the knock on effects of policies and proposals
may be identified. To this end, the Borough Council produced the "Draft Taunton Deane
State of the Environment Report", February 1997, which identifies suitable
characteristics for categorising the environment, such as wildlife, landscape, and air
quality, etc. It gives factual data on 12 such characteristics, giving a reasonable
indication of the condition of the local environment. (A copy of this report is available for
inspection at the Borough Council's Deane House offices.)

2.2 The same 12 characteristics were used as a basis for the environmental appraisal of the
Taunton Deane Local Plan Deposit Draft, the appraisal of the Revised Deposit Plan, and
in turn for this appraisal of the final version of the Plan. Whilst recognising the important
interrelationships between these characteristics, the impact of the plan's policies and
proposals have been assessed against each one individually. This has enabled a picture
of the total impact to emerge.

2
2.3 The twelve different characteristics are as follows:-

1. Energy Efficiency

Energy used in transport and the built environment. The use of mineral fuels,
such as oil or gas, is considered to be energy use. Accordingly, renewables are
considered to be energy efficient.

2. Wildlife

Fauna and flora, particularly protected rare or important species and habitats.
This is also referred to as biodiversity.

3. Air Quality

The level of airborne pollutants leading to harm, including the "greenhouse"

gases - carbon dioxide and methane, and hazardous substances such as
sulphur dioxide. Nuisances such as smells, dust or noise are assessed under
liveability and amenity.

4. Water Quality and Conservation

The level of pollutants in or emitted to rivers, streams, ponds and other elements
of the water environment, as well as the impact of increased water abstraction
from ground water and watercourses.

5. Land and Soil Quality

The level of pollution in the land or the irreversible loss of the best and most
versatile agricultural land to non-agricultural uses.

6. Minerals

The use of stone, metals and other minerals, largely in the construction of roads
and buildings. The use of mineral fuels such as oil or coal is considered under
energy efficiency.

7. Health and Safety

Impacts on the health or safety of people, including meeting their basic social
and economic needs.

8. Liveability and Amenity

The impact on people's enjoyment of their local environment. Noise, smell and
other nuisances affect liveability and amenity as do the loss of privacy to
dwellings and the general pleasantness of a settlement. Impacts on health and
safety and townscape are assessed separately.

9. Landscape

Effects on the semi-natural appearance of the countryside generally, particularly

the more valued areas such as Areas of Outstanding Natural Beauty. Impact is
largely through changes to its appearance, either beneficial or damaging. Local
landscape designations are important to the distinctive character of settlements.

3
 10. Townscape

The attractiveness, character and distinctiveness of the built environment,

including villages and towns. Particular value is placed on the protection of
conservation areas and listed buildings. Loss of open spaces, views and trees
within settlements can have an important impact.

11. Heritage

Effects on the historic, scientific or cultural importance of places, buildings or

other structures. Listed buildings and conservation areas have historic as well as
townscape importance. Archaeological remains and geological sites have a
scientific and historic importance worth protecting.

12. Building Quality

The state of repair of buildings and structures. Their appearance as such is

considered under townscape.

Assessing Individual Policies, Proposals and Objectives

2.4 Each individual objective, policy and proposal of the Plan has been appraised against
the twelve environmental characteristics, to assess its environmental performance. For
this exercise, the performance was considered by assessing the likely impact of the
policy applying compared with it not applying. For instance, the impact of a policy
requiring that new housing is in a particular type of location was assessed by considering
where housing would be likely to be developed in the absence of the policy. The impact
of a policy on each of the environmental characteristics can be assessed as positive,
neutral or negative.

2.5 Section 3 sets out the full appraisal of the Plan's objectives, strategy, policies and
proposals.

Considering the Scope of Planning Policies

2.6 The method of appraisal has also involved a "scooping" exercise, which assesses the
scope of the policies of the Plan, in the light of recent planning guidance, to see if they
leave any gap in policy. Such guidance includes Government's national guidance in
Planning Policy Guidance notes (PPGs) and Planning Policy Statements (PPSs),
Regional Policy Guidance for South West England and the Somerset and Exmoor
National Park Joint Structure Plan Review.

2.7 A scoping exercise was carried out in appraising the Deposit Draft Plan (published 1998),
highlighting gaps in policy which were then filled by the amendment of existing policies or
the provision of new policies, as appropriate, in preparing the Revised Deposit plan
(published November 2000). Similar scoping of the latter plan subsequently occurred,
whereby any additions to or changes in government and regional guidance and strategic
policy were taken into account in preparing post inquiry modifications to the Plan
(published in May 2004). Such changes include the publication of PPG13 Transport
(March 2001), amendments to PPG7 (paragraphs 2.17 and 2.18) regarding protection of
BMV land (March 2001), publication of PPG25 Development and Flood Risk (July 2001),
RPG10 (September 2001), PPG17 Planning for Open Space, Sport and Recreation (July
2002), PPG23 Planning and Pollution Control Consultation Paper (July 2002), and Draft
PPS22 Renewable Energy (January 2004). As a result of these scoping exercises it is
considered that the final version of the plan is adequate in terms of the scope of its
policies and proposals.

4
3.0 Full Results of Appraisal
3.1 The objectives, strategy, policies and proposals of the Plan have been appraised, using
the method outlined above. The following pages set out the full appraisal item by item, in
the order set out in the Local Plan.

3.2 For each item, the appraisal shows a matrix setting out the impact (a tick for beneficial, a
cross for negative (adverse) impact, and blank for neutral or unknown), and any relevant
comments. Any policy or proposal indicating mainly negative environmental effects is
likely to be justified on economic or social grounds. The full policy wordings and
justifications for policies and proposals is set out in the Local Plan itself.

5
Chapter 2 Strategy
Overall Aim
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9

Summary and Comments

Implicitly or explicitly beneficial in all the environmental aspects, but much depends on the
balance to be struck between the aspects when they conflict.

Objective 1 Pollution
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Widely beneficial, specifically to air, water and land, and including indirect benefits to wildlife,
health and liveability.

Objective 2 Landscape quality

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Generally beneficial, although it could act against the protection of the best agricultural land.
Indirect benefits likely to wildlife and the water environment. The landscape around settlements,
and particularly prominent Special Landscape Features can affect views from within settlements,
and so contribute to townscape.

Objective 3 Settlement character

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Protection and improvement of the character of settlements has visual, liveability and heritage
benefits.

6
Objective 4 Heritage
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Direct benefit to buildings and indirect benefit to townscape by protection of historic structures.
Protection and enhancement of cultural heritage contributes to liveability.

Objective 5 Biodiversity
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Indirect benefits to water quality and landscape likely through the protection of wildlife habitats,
but some impact on the protection of the best agricultural land possible.

Objective 6 Conservation of non-renewable resources

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments

Widely beneficial, including likely indirect benefits to wildlife, air quality, health and liveability as a
result of the resource efficiency measures and reduction in burning of fossil fuels. The protection
of the best agricultural land is however likely to lead to greater pressure on more visually
attractive landscapes, and the most efficient urban form may involve the loss of urban green
spaces and other townscape and liveability elements.

Objective 7 Travel reduction

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Widespread benefits, including indirect ones as a result of the consequent reduction in the need
to build or improve roads, car parks and other car related infrastructure. May lead to loss of
attractive features through town cramming. However, this is balanced by the visual benefits of an

7
emphasis on converting and maintaining traditional buildings in town centres for high density
living, rather than on low density suburban building.

Objective 8 Sustainable transport

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Widespread benefits, including indirect ones as a result of the consequent reduction in the need
to build or improve roads, car parks and other car related infrastructure.

Objective 9 Design
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Visual benefits.

Objective 10 Waste
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Beneficial through the reduction of raw materials needed and reduced energy use. Uncertain
impact on landscape as there would be reduced tipping but more recycling plants built. Should
protect old quarries with geological and wildlife interest. Reduced tipping should give benefits to
soil.

Objective 11 Efficient use of land and maximising benefits of its development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Benefits from making the best use of land, avoiding countryside development and the travel
reduction likely to arise from development within settlements. Uncertain impact on townscape, as

8
may lead to loss of attractive features through town cramming, but this is balanced by the visual
benefits of converting and maintaining traditional buildings in town centres for high density living.

Objective 12 Amenity, health and safety

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Amenity, health and safety are partly dependant on quality of landscape, townscape, liveability,
air and water, so an objective to improve the former should benefit the latter.

Objective 13 Housing needs

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments

Strong benefits to health through reduced homelessness and other housing problems, but the
building of houses will lead to greater use of minerals and water and probably cause greater
landscape impact and loss of the best agricultural land.

Objective 14 Access to and provision of community and recreational facilities

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Beneficial as a result of readier access to facilities and the likely reduction in travel as facilities are
closer to people's homes. Protection of recreational open space would also have townscape
benefits.

Objective 15 Public opinion

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

Impact uncertain, although public opinion tends to favour environmental protection over
development in general.

9
Objective 16 Economic prosperity and diversity and access to employment
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8 9

Summary and Comments

Important health benefits through the improved standards of living which generally go with
economic growth, particularly with the objective's emphasis on the whole community. However,
economic growth leads to the use of more raw materials and water and often has an impact on
landscape. However, economic prosperity, particularly of established employers, promotes
greater investment in and maintenance of buildings.

Objective 17 Economic viability and self-sufficiency of settlements and rural areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 8 8 9

Summary and Comments

Generally beneficial, including the direct health benefits of increased employment and the indirect
energy and air benefits of reduced commuting. However, there are likely to be some adverse
impacts on landscape, townscape, heritage, water and soil due to resulting development in the
smaller settlements and rural areas.

Objective 18 Access to shopping

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Provision of shopping facilities accessible to those without a car should reduce travel, with
consequent benefits to energy and air. People's health should benefit from improved, safer
access, and the environment of local shopping centres should benefit.

Objective 19 Town centre vitality and viability

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

10
Summary and Comments
Vibrant and economically successful town centres have travel reduction, visual and liveability
benefits. Quality and maintenance of buildings should improve, with benefits to heritage and
buildings.

Strategy statement 1 Location of most development at Taunton

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Taunton is the largest town and employment centre in Somerset, providing a range of services.
Accordingly, a strategy of concentrating development at Taunton is most likely to minimise travel
and road building and increase the effectiveness of public transport and cycling as alternatives to
the car. The location is relatively less important in landscape terms than the more rural areas, but
has higher grade agricultural land.

Strategy Statement 2 Location of significant proportion of development at Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Wellington is a small town but has an appreciable level of employment, shopping and other
services. Accordingly, development there is likely to lead to less travel than in more rural
locations, although there is a danger of more commuting to Taunton arising. Agricultural land
quality is relatively high around the town. Its landscape setting is fairly sensitive, but dispersal of
development elsewhere could similarly affect the landscape.

Strategy Statement 3 Rural economic development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Ensuring the availability of work and services in rural areas should help to limit commuting into
the larger settlements, but also retain the viability of rural communities, with indirect health and
buildings benefits. The policy includes safeguards such as "sensitive" and "small scale" to protect
the landscape.

11
Strategy Statement 4 Rural housing development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Restricting the amount of housing in rural areas is likely to minimise travel for many purposes, for
the reasons set out in strategy statements 1 and 2.

Strategy Statement 5 Development on under- used sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Important visual, travel and other benefits both from the developments themselves and from
reduced developments elsewhere.

Strategy Statement 6 Major greenfield sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The larger scale developments are more able to provide for their own community facilities, with
health, liveability and travel benefits. The concentration of development in a few locations should,
in general, have less visual impact than a spread of development.

Strategy Statement 7 High density employers

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The location of travel generators has a profound impact on travel patterns. Town centres have
the widest range of public transport facilities, and are within walking and cycling distance of most
of the population, so will ensure the minimum car travel. Concentrating development will help the
vitality and viability of the centres. Public transport corridors are less sustainable locations, but
have significant travel advantages over other sites.

12
Strategy Statement 8 Freight traffic generators
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Where the main traffic impact of development arises from freight, locating close to the main road
network will ensure that residential or other sensitive areas do not suffer from heavy traffic. The
encouragement of rail freight would have energy and air quality benefits, but the level of such
transport likely to arise is uncertain.

Strategy Statement 9 Retention of open spaces and green wedges in settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Green wedges and open spaces have visual, health and leisure/amenity benefits.

Strategy Statement 10 Sustainable transport

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Beneficial through reduced travel impact, particularly car use.

Policy S1 General requirements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9

Summary and Comments

Very widespread benefits, due to wide-ranging nature of policy, applying to all developments and
covering the wide range of environmental impacts.

13
Policy S2 Design
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9

Summary and Comments

Widespread benefits. The reference to making full and effective use of the site which might
include utilising existing structures and buildings, accounts for the benefits to minerals, soil and
buildings. The policy now includes a criterion promoting energy efficiency, so there are direct
energy benefits.

Policy S3 Mixed use developments

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Benefits through likely reduced travel and improvements in vitality from certain uses. The policy
has regard to the need for compatible uses, benefiting liveability.

Policy S4 Rural centres

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Generally beneficial.

Policy S5 Villages
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Very beneficial, in conjunction with countryside policy (eg. policy S7). Specific regard for social
and economic viability (health), environmental quality (visual/heritage issues) and travel
implications.

14
Policy S6 Cotford St. Luke defined as a new village
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The design and layout of the new village should benefit health and liveability through provision of
traffic calmed roads, comprehensive cycling and pedestrian facilities, community, shopping and
leisure provision and public open space. Notwithstanding this, development is likely to increase
car travel to Taunton.

Retention and incorporation of historic buildings, particularly the large hall and church, and reuse
of salvaged materials are benefits for heritage, buildings and minerals. Use of the low lying,
previously developed site are benefits for soil and landscape.

Policy S7 Outside settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Very positive, particularly regarding travel implications. Specific mention of landscape and rural
economy (health) issues. Would tend to result in more conversions, benefiting buildings.

Policy S8 Protection of the Best and Most Versatile Agricultural Land

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8

Summary and Comments

There are clearly benefits to soil. However, the policy potentially increases development pressure
on land within the limits of a settlement, (giving a slight disbenefit to townscape), and on poorer
quality agricultural land which may be of value to the landscape, amenity, heritage and/or wildlife.
However, as the policy recognises that there may be overriding sustainability benefits of not
developing the latter land it is considered that the overall impact on such issues is neutral.

Policy S9 Taunton Town Centre: support for proposals which would enhance its sub-
regional role and environment
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

15
Summary and Comments
The policy supports development of sites within the sustainable, accessible town centre location
which offer regeneration opportunities, (typically brownfield sites such as Firepool and Tangier),
and thus has travel (energy and air) and soil benefits. The emphasis (in the supporting text) on
environmental enhancement and making the town centre appear to be a prosperous, vibrant
place to live and visit will provide economic health, liveability and townscape benefits, and
increase the likelihood of maintenance of buildings.

16
Chapter 3 Housing
Policy H1 Phasing of new housing development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

The priority given to development on previously developed brownfield sites before greenfield
means that the benefits are similar to those applying to strategy statement 5 to maximise
development on previously developed land. The aim to maintain a sufficient supply of land for
housing has positive health implications.

Policy H2 Housing in settlements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Widely beneficial, both on visual impact and the travel implications of location and design (with
consequent air and energy benefits). The policy promotes increased development density, so
helping to reduce loss of agricultural land, and also having benefits regarding use of minerals.
Improved living conditions for residents of new housing areas should arise from the emphasis on
design. There is likely to be better long term maintenance of well designed new housing, with
benefits for building quality. The specific promotion of low-cost housing types is a benefit to
health.

Policy H3 Residential conversions in town centres

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Travel reduction benefits should arise from increasing the numbers of people living in the town
centres, along with an improvement in the evening environment. Additional benefits should arise
through a reduced amount of greenfield allocations, and the finding of uses for vacant buildings.

Policy H4 Conversion of houses to, or construction of, flats or other types of self-
contained accommodation
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9 9
17
Summary and Comments
The policy promotes relatively high density development within settlements, so helping to reduce
greenfield allocations, with travel, soil, wildlife, and landscape benefits. The promotion of
conversions, which helps to find uses for vacant buildings, has minerals, buildings, heritage and
townscape benefits.

Policy H5 Conversion of houses to bedsits, hostels or other types of non self-contained

accommodation
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Again the policy would tend to promote relatively high density development within settlements, by
conversions, and therefore has similar benefits to policy H4. There are specific criteria to
safeguard against noise, disturbance and other problems often associated with this type of
accommodation, so no adverse impact is given under liveability. There is a benefit to health
because this type of accommodation is relatively affordable, meeting social needs, and there is a
requirement for safe access by bus or on foot to a town, local or rural centre.

Policy H6 Town centre housing

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The protection of allocated housing sites should help with travel reduction and maintaining the
liveability of the town centre.

Policy H7 Conversion of rural buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

There is a relatively restrictive approach to residential conversions in the open countryside, but
there is no longer a requirement for convenient access by foot, cycle or public transport to a
settlement, so it is considered that the impact on travel, and hence air quality and energy
conservation, is neutral. There are expected to be visual benefits by limiting the suburbanisation
of the rural areas.

18
Policy H8 Replacement dwellings outside settlements
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The policy will help to ensure that replacement dwellings outside settlements are not unduly
increased in size, so minimising travel. The policy will also help to minimise mineral use in new
buildings, and to protect the landscape from inappropriate designs.

Policies H9-H11 Affordable housing

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 8

Summary and Comments

Significant benefits to health through the planning process delivering affordable housing. The
visual impact of exceptions sites is likely to be harmful in general, as they are in non- allocated
areas for new housing. However, these problems are outweighed by benefits to health and the
vitality of villages, and are limited by the small number of sites likely to be developed.

Policies H12 and H13 Agriculture or forestry workers

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The exception to the normal strict control of new dwellings in the open countryside will benefit
agriculture, and therefore have indirect health benefits for agricultural employees. The strict tests
of need and the imposition of conditions will ensure that the level of new development is
commensurate with the need, with travel and landscape benefits arising.

Policy H14 Gypsy and traveller sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

19
Summary and Comments
Provides health benefits to gypsies whilst protecting the character of the countryside and
minimising travel to facilities. The detailed requirements will ensure a reasonable living
environment within the sites.

Policy H15 Sites for travelling showpeople

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Provides health benefits to travelling showpeople whilst protecting landscape and townscape
interests and minimising travel to facilities. The detailed requirements will ensure a reasonable
environment within the sites.

Policy H16 Residential care homes

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Beneficial to travel reduction objectives (with consequent air quality and energy conservation
benefits) through the need to be close to facilities. The provision of these necessary services will
benefit health and liveability for those in need of them. The limitation to sites within the settlement
limits or appropriate conversions will benefit landscape and soil quality.

Policy H17 Extensions to dwellings

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Beneficial to the visual environment and the amenity of neighbours.

Policy H18 Ancillary accommodation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Beneficial to the visual environment and the amenity of neighbours.

20
Policy H19 Designing out crime
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Reduction in crime levels will improve health and liveability.

21
Chapter 4 Economy
Policy EC1 Employment development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The policy guides new business, industry and warehousing development to locations which
minimise their travel implications. Restriction of large scale office development to the towns, will
particularly help since such locations are relatively well served by non-car transport modes,
particularly public transport. Freight related development is permitted close to major road or rail
links. This will have air and energy conservation benefits and protect amenity and safety in
residential areas. The criterion on AONBs is a benefit for landscape.

Policy EC2 Expansion of existing firms

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The policy could allow economic benefits to prevail over environmental factors, but the
requirement for mitigating measures should prevent undue harm.

Policy EC3 Extension of existing employment estates

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The policy provides economic benefits (positive health implications) by helping ensure against
short term deficiencies in availability of strategically located employment sites readily capable
of development. The policy requires that development would not result in significant adverse
environmental or amenity impact, which should help to prevent disbenefits.

Policy EC4 Working from home

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

22
Summary and Comments
The policy will permit employment generation in residential areas which respects the character of
those areas. Accordingly, there are likely to be travel benefits, helping to reduce air pollution and
energy use, coupled with protection of residential amenity. The increased access to employment
for some people should have indirect health benefits. If the policy reduces the need for
employment buildings, a reduction in mineral use will also arise.

Policy EC5 Development control policy for Culmhead

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Requirements to keep the employment and visitor generation to relatively low levels and to seek
improvements to public transport accessibility to this remote area, should prevent energy
disadvantages. Requirements for significant visual improvements such as landscaping and
removal of unsightly structures, and prevention of light pollution, are landscape, health and
liveability benefits. The promotion of conversion and reuse of buildings affords minerals and
buildings benefits.

Policy EC6 Conversion of rural buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The benefits to the rural economy should promote health and help to reduce travel, by making
more jobs available close to rural residents. The reuse of existing buildings is likely to protect
heritage interests by providing a viable use for some historic buildings at risk of dereliction. The
criteria will protect the visual and other environmental characteristics which may be affected.

Policy EC7 Rural employment proposals

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The benefits to the rural economy should promote health and help to reduce travel, by making
more jobs available close to rural residents. The criteria will prevent harm to the amenity of nearby
residents. There is likely to be a greater loss of agricultural land.

23
Policy EC8 Farm diversification
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The benefits to the rural economy should promote health and help to reduce travel, by making
more jobs available close to rural residents and helping to maintain the agricultural sector in
particular.

Policy EC9 Loss of employment land

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8 9 9 9 9

Summary and Comments

The policy will allow proposals giving economic (health) disadvantages, where they are outweighed
by benefits overall. The possible benefits are varied. For example, the benefit to liveability might
arise from relocation of a bad neighbour use.

Policy EC10 Accessibility of New Development -Major Travel Generators

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Widely beneficial. Car travel reduction likely, and therefore air quality and energy conservation
benefits, through giving priority to town centre sites, applying the sequential test, and stipulating
that out of centre locations are, or can be made, accessible by a choice of means of transport.
The policy will also retain access to key town centre uses like shopping and leisure for a wider
section of the community, with health benefits. A lively town centre economy should have benefits
to the appearance and repair of buildings in the town centre.

Policy EC11 Local service provision within Taunton and Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Widely beneficial. A reduction in travel , and therefore air quality and energy conservation benefits,
are likely to result from concentrating the towns local services within existing centres. This will help

24
to reinforce their viability and the likelihood of maintenance/enhancement of shops; (benefits to
liveability, townscape and buildings.)

Policy EC12 Major proposals for retail development and other key town centre uses in
Taunton and Wellington
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The restrictions will protect the viability and vitality of town centres, with travel, economic, visual,
liveability and buildings benefits in the town centres.

Policy EC13 Restrictions on unit size and range of goods to be sold

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The possible restrictions will protect the viability and vitality of town centres, with visual, liveability
and buildings benefits in the town centres. The restriction to goods appropriate to out of town
centre locations should also have car travel reduction benefits.

Policy EC14 Creation of more modern retail floorspace by the amalgamation of existing
units, refurbishment or redevelopment
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Beneficial through reinforcing existing retail centres, and utilising existing buildings, with health,
liveability, buildings and travel benefits. Lower case text refers to the need to respect conservation
area, design and listed building concerns; (townscape and heritage benefits.)

Policy EC15 Shopping and service facilities serving associated settlements, rural centres
and villages
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

25
Summary and Comments
Beneficial through support for rural social facilities, with health, liveability and travel benefits.
Restriction of new rural services to defined settlements (criterion A), and restriction on loss of
services within walking distance of a settlement (see criterion C and lower case text) will
particularly have travel reduction benefits.

Policy EC16 New and altered shop fronts

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments.

Beneficial to town and local centre attractiveness, with likely longer term benefits to the repair of
buildings.

Policy EC17 Shop front security

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments.

Beneficial to town and local centre attractiveness and character (townscape, heritage and
liveability). Likely to have longer term benefits to the viability of businesses and repair of buildings;
(health and buildings).

Policy EC18 Upper floors of shops

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Very beneficial through support for town centre development with potential economic,
environmental, travel and other benefits.

Policy EC19 Farm shops

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

26
Summary and Comments
Likely to increase car travel, but would give benefits to the rural economy, particularly to farm
viability, with health benefits. There is likely to be some beneficial impact on building maintenance.

Policy EC20 Garden centres

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Policy will guide new garden centres to the locations with least landscape impact and most likely to
be accessible for non car modes of transport.

Policy EC21 Tourist and recreation attractions

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Beneficial, allowing employment generation in settlements and occasionally in more rural areas,
but protecting the local environment and helping to minimise travel.

Policy EC22 Land west of Bishops Lydeard Station

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Beneficial through economic benefits. Retention and sensitive reuse of the station buildings would
benefit heritage, buildings and minerals. Car traffic is likely to be attracted. However, the policy will
help support the railway, a sustainable mode of transport, and no housing or other supporting
development would be permitted, so on balance there are no energy or air disadvantages.

Policy EC23 Hotels and Permanently Built Tourist Accommodation

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Beneficial through economic benefits (health) and location within settlements only, (which helps to
protect agricultural land.) While such development is likely to attract a significant number of trips,

27
the policy requires that it is accessible by non-car modes. The provision of permanently built tourist
accommodation is beneficial in terms of building quality.

Policy EC24 Caravans and holiday chalets

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Economic benefits, with landscape protection criteria specified. The specific requirement against
location in a flood plain or area at high risk of flooding will help to maintain safety (health).

Policy EC25 Touring caravan and camping sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Economic benefits, with landscape protection criteria specified. The location of new sites may lead
to increased car travel and use of higher grade agricultural land. The specific requirement against
location in a flood plain or area at high risk of flooding will help to maintain safety (health).

Policy EC26 Outdoor advertisements and signs

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

There are public safety and visual benefits. Criterion B helps to safeguard heritage interests.

28
Chapter 5 Movement
Policies M1-M3 Transport, access, circulation and parking requirements of new non-
residential development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Comments and Developments

Significant benefits from this central aspect of the transport and land use strategy. It will act to
promote alternatives to car travel and to improve the design of new developments, particularly in
the town centre. The consequential reduction in car travel will benefit air quality and energy
conservation, and improve liveability and safety in the urban areas in particular. Reduced car
parking will allow higher density and more attractive developments and should permit lower levels
of greenfield development. This is likely to help to reduce use of minerals for road and house
building. Requirements for safe access, particularly for the disabled, will benefit health.

Policy M4 Residential Parking Requirements

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Comments and Developments

Benefits for energy and air, since the policy encourages provision of housing designed to reduce
car dependency, permits car free housing, and specifically seeks it in appropriate locations.
Specific provision for cycle parking or storage is required. The policy requires consideration of the
impact of parking provision on urban design, with benefits to townscape.

Policy M5 Cycle facilities provision

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The cycle elements of the strategy provide the bulk of the transfer from car journeys, and as a
result have major car travel reduction benefits, including air quality, energy efficiency, highway
safety, amenity and reduced impact of cars on the built environment.

29
Policy M6 Traffic calming
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Comments and Developments

Traffic calming of existing streets would have amenity and safety benefits and the criteria should
ensure adequate attention to visual and other impacts. There may also be benefits to air quality
and energy efficiency if the impact is to encourage more walking and cycling, although this is likely
to be a relatively minor effect.

30
Chapter 6 Community
Policy C1 Education provision for new housing
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The provision of adequate educational facilities with development will ensure access to education
in better facilities than might otherwise be the case. This is likely to have some long term physical
health benefits and should minimise the use of temporary classrooms. The benefits are primarily
social, however.

Policy C2 Reserved school sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The reservation of these sites will allow the schools to expand to deal with increased demand. The
provision of more local education will allow people to enter a more local school, with travel
reduction advantages. The social benefit of improved access to education should have a long term
health benefit.

Policy C3 Protection of recreational facilities

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The protection of recreational facilities, including public open space, will primarily have social
benefits (reflected in the health and liveability benefits). Retention of local recreational facilities and
a network open space will also help to reduce travel needs. Benefits to air reflect the fact that
without protection of open space, close to residential areas within towns, it is more likely that the
land would be used for a polluting use.

Policy C4 Standards of provision of recreational open space

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

31
Summary and Comments
Widespread benefits through improved access to facilities for new and existing residents,
consequent reduction in travel requirement, and contribution to visual attractiveness of new
residential areas. Some loss of agricultural land possible.

Policy C5 Sports Facilities

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The policy should ensure that sports facilities are provided in relatively accessible locations, and
not just by car, with health benefits to all. The need to demonstrate use of a countryside location
will bring soil benefits.

Policy C6 Public rights of way

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Recreational benefits.

Policy C7 Blackdown Hills Ridge Route

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Primarily recreational benefits.

Policy C8 Development affecting disused railway tracks and canals

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments.

Beneficial in recreational, wildlife and travel objectives, as unbroken corridors in settlements and
the countryside can provide wildlife corridors as well as pleasant and direct routes for walkers and

32
cyclists. The visual impact of such features is generally beneficial and they are often of historic
importance.

Policy C9 Horse riding and riding establishments

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Beneficial to landscape quality by minimising the impact of such developments. The highway
requirements should benefit road safety.

Policy C10 Golf

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The requirements will minimise the landscape and other impacts of any proposals, and ensure
wildlife protection and enhancement. Water conservation is a specific criterion.

Policy C11 Power lines

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Visual and health benefits.

Policy C12 Renewable Energy

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

Positively worded policy for renewable energy sources, with benefits to energy and air. The policy
takes account of the effects of development and mitigation measures, so there should not be
significant disbenefits.

33
Policy C13 Wind Turbines
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Generally restrictive policy will protect landscape quality at the expense of energy efficiency and
air quality.

Policy C14 Large telecommunications masts

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The need to consider environmentally sensitive sites, including mast sharing, will help to minimise
landscape and townscape impact.

Policy C15 Satellite antennae

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The policy will minimise the impact of new antennae on the character of buildings and street
scenes.

Policy C16 Utility developments

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The policy will ensure minimum landscape impact and protects amenity and safety.

34
Chapter 7 Environment
Policy EN1- EN3 Protection of wildlife sites and local wildlife and geological interests
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8

Summary and Comments

These policies protect sites of international and national importance for wildlife, as well as local
wildlife/geological interests. Accordingly their protection will have major wildlife benefits. There are
also likely to be other benefits arising as many of the sites are environmentally important for other
reasons, such as the unique landscape of the Somerset Levels. The protection afforded to water
habitats, such as the River Tone, a County Wildlife Site, explains the benefit to water. The
protection of SSSIs and geological sites, which are of scientific importance, explains the benefit to
heritage. The impact on building quality may be negative where wildlife interest makes repair more
expensive or difficult.

Policy EN4 Wildlife in buildings to be converted or demolished

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8

Summary and Comments

This policy will help to ensure the continued availability of nesting/roosting sites for bats, owls,
swallows, swifts and/or house martins. There are slight disadvantages to buildings in the short
term, in that demolition of structurally unsound buildings may be delayed, or minor dilapidated
buildings may be retained to provide alternative nesting/roosting sites.

Policy EN5 Protected species

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Clear wildlife benefits with indirect benefits to air and water from protection of treed and aquatic
habitats. Visual benefits from protection of attractive habitats.

Policy EN6-9 Protection and planting of trees, woodlands (including Ancient Woodlands),
orchards, historic parklands and hedgerows
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9
35
Summary and Comments
Hedgerows, woodlands, orchards and trees are crucially important to the visual character and
attractiveness of the countryside and many settlements, with an important role as wildlife habitats.
Old examples, and Ancient Woodlands and historic parklands, are also important in terms of
heritage. The presence of hedgerows can prevent soil erosion and reduce water run-off. Trees act
as sinks for CO2 and therefore are beneficial to air quality.

Policy EN10 Areas of Outstanding Natural Beauty

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Beneficial to the appearance of nationally important landscapes, and with likely wildlife benefits
because AONBs in Taunton Deane are also of major ecological importance. However, as these
hills generally have a lower agricultural value than other parts of the Borough, there is a likely soil
quality disadvantage.

Policy EN11 Special Landscape Features

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Visual benefits, including the character of the countryside and of the settlements close to them.

Policy EN12 Landscape Character Areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Beneficial to the appearance and character of the landscape of the entire Borough, including the
smaller settlements. The choice of appropriate native trees in landscaping schemes will help
wildlife interest.

Policy EN13 Green wedges

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9
Summary and Comments
36
Green wedges provide an important benefit to the character of Taunton and Wellington and
neighbouring villages. The main green wedges are river or stream corridors so there are likely to be
wildlife and water quality benefits. There is a potential soil disadvantage because protection of
green wedges may place greater pressure on higher grade agricultural land elsewhere.

Policy EN14 Conservation Areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The policy will protect the heritage and visual quality of the designated conservation areas, which
represent important parts of the built environment. The policy would favour development which
preserves historic buildings and structures, which explains the benefit to buildings.

Policy EN15 Demolition affecting Conservation Areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 8

Policy EN16 Listed Buildings

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Visual and cultural benefits from both policies.

Policy EN17 Changes to a Listed Building

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 8

Summary and Comments

Generally beneficial to visual and heritage interests, but could inhibit improvements to energy
efficiency and maintenance.

37
Policy EN18 Demolition of Listed Buildings
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 8

Summary and Comments

Generally beneficial to settlement character and heritage but maintenance of older buildings can be
more expensive. Should reduce use of minerals in new development slightly.

Policy EN19 Recording of Listed Buildings affected by development and salvage of

important building materials
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Minor benefit to heritage from recording before demolition. The reuse of materials will reduce use
of new minerals and improve the character and appearance of new development.

Policy EN20 Parks and gardens of special historic interest

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Visual and heritage benefits.

Policies EN21-23 Protection of archaeological remains

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

Heritage benefits from the protection or recording of archaeological remains. The reference to
character and setting will help to protect townscape and landscape character.

38
Policy EN24 Urban Open Space
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The protection of open space has strong recreational, amenity, visual and some wildlife, benefits.
Slight benefits to air reflect the potential for protection or planting of trees within or around such
areas. There is a slight soil disadvantage because protection of urban open space may place
greater pressure on high grade agricultural land elsewhere.

Policy EN25 The water environment

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The water environment provides strong visual, historic and wildlife benefits, and the policy protects
these. Development which maximises the benefits of a waterside location is likely to provide a
more attractive and liveable environment for occupiers.

Policy EN26-27 Protection of water resources

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The protection of the quantity and quality of water in the water environment will have strong wildlife
and health benefits, and help to safeguard the quality of agricultural land.

Policy EN28 Development and Flood risk

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Beneficial to human health and buildings by giving priority to land with little or no risk of flooding for
development, and to wildlife from giving lowest priority to functional floodplains which tend to be
important for wildlife. Flood plains, notably those close to Taunton, are often visually important
open areas, so landscape and townscape benefits also arise from their protection. Some benefit

39
to soil because, regarding land at high risk of flooding, preference is given to developed over
undeveloped and sparsely developed areas in the selection of sites for development.

Policy EN29 Flooding due to development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The policy will help to protect people and property from the risk of flooding, with health and
buildings benefits. There are likely to be landscape , townscape, amenity and wildlife benefits from
use of sustainable drainage systems such as provision of appropriately designed and landscaped
flood lagoons. Some benefits to water quality because attenuation of run off will help to reduce
erosion of agricultural land and consequent release of pollutants into the water environment.

Policy EN30 Hazardous substances

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The requirements of the policy will help to ensure that adequate precautions are taken against
release of noxious or dangerous substances.

Policy EN31 Development near hazardous substances

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The policy will help to ensure that new developments are not sited in dangerous areas, with
benefits to health and buildings.

Policy EN32 Contaminated land

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

40
Summary and Comments.
The policy will protect the health of potential occupiers of developments on previously
contaminated land. The requirements of the policy will help to protect water and soil quality in
particular, with wildlife benefits.

Policy EN33 Building waste

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The reduction of waste being moved from development sites will reduce both traffic, tipping and
landfill elsewhere (energy, air, water, soil, wildlife and landscape benefits) and should reduce the
need for primary material (minerals and landscape benefits.)

Policy EN34 Control of external lighting

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The more efficient use of lighting should help to increase energy efficiency. The policy includes
references to minimising impact on road safety and amenity, and to avoiding illumination of off-site
areas, which will have health, liveability, landscape and townscape benefits.

41
Chapter 8 Taunton
Policy T1 Extent of Taunton
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The policy is unlikely, in itself, to have any impact. It merely clarifies what the associated
settlements included as part of Taunton, are.

Policy T2 Tangier development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The allocation will promote the development of a large, under used, previously developed site on
the edge of the town centre. There should be major travel benefits compared with other sites,
leading to lower air pollution and energy use. The loss of long term car parking and the provision of
non - car transport infrastructure will make this even more pronounced. There is a possibility of soil
contamination from past uses and the policy ensures that any such problems are dealt with. The
employment generated will have indirect health benefits, as will the affordable housing. The area is
currently unattractive, and development will improve its appearance, particularly with the
landscaping requirements. These should also benefit wildlife, as the river is a County Wildlife Site.
The Inner Relief Road is aimed at rerouting traffic from the main shopping centre, with townscape
and health benefits. The likely archaeological heritage can be adequately dealt with once the
necessary survey has been completed. Flood risk issues will need to be addressed, and the policy
requires provision of flood mitigation works.

Policy T3 Firepool development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Firepool is a large under used area close to the town centre and the railway station. Its
development is likely to have soil and major travel reduction benefits, with air quality and energy
efficiency benefits as a result. These will generally be enhanced by the transport requirements
which promote alternatives to the car, both for people and goods, although a number of highway
improvements may also be necessary. The contamination survey will ensure that any pollution
impact from contaminated soil is minimised. The economic development content will provide
indirect health benefits and the provision of an improved livestock market will particularly benefit
the agricultural economy. The affordable housing will also be a major health benefit. While
development is proposed close to the railway a noise nuisance analysis and remedial measures
42
should prevent noise problems. The area is largely unattractive and accordingly there are likely to
be visual improvements, reinforced by the landscaping and open space provision. This would
benefit liveability, and should also protect the wildlife value of the river and canal, both County
Wildlife Sites. The archaeological survey will ensure the necessary works to safeguard heritage
interests. The relocation of the rugby club to land at Hyde Lane is not considered to have had
significant adverse impact, where siting and design has helped to reduce impact on the green
wedge. Impact of relocation of the livestock market will depend on the relocation site.

Policies T4-T7 Norton Fitzwarren development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Overall, the allocation is considered to be generally beneficial. The impact on energy use and air
pollution from traffic generation is likely to be comparatively good, as the site is on a reasonable
bus route into Taunton and the provision of bus and cycle measures is required. The whole site is
brownfield, with clear soil benefits. Redevelopment of the trading estate, containing ageing
buildings, has buildings and visual benefits. There are unlikely to be any significant landscape
impacts. The improvement to health and liveability arises from the protection afforded by the
proposed flood alleviation scheme , provision of affordable houses, traffic calming near the
Primary School, provision of public open space, and community development. Water quality can be
protected.

Policy T8-T12 Monkton Heathfield development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 9 9

Summary and Comments

The site performs reasonably in relation to traffic reduction, as it is on a good bus route into
Taunton and Bridgwater and will provide measures for buses and cyclists. This will benefit air
quality and energy efficiency. The protection of the wildlife value of Dyer's Brook, as a local nature
reserve, is a wildlife benefit. Most of the site is of limited wildlife interest. The removal of through
traffic from, and traffic calming on, the A38 and A3259, and provision of a range of facilities and
affordable housing will have major health and liveability benefits. The development will have some
landscape impact, but this is considered to be less than would apply to other sites which have not
been allocated.

Policy T13 East of Silk Mills Road housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8 8

43
Summary and Comments
The development is considered to be neutral in terms of travel generation, as it is on a priority bus
route and within cycling distance of the town centre. The incorporation of affordable housing will
benefit health. The loss of the green wedge in this area, combined with the comprehensive
development at Norton Fitzwarren, will result in the effective joining of Norton Fitzwarren and
Taunton. This will have some impact on the character of the area, although the effect is not
considered too harmful.

Policy T14 Priorswood Road mixed use development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The redevelopment of this unattractive yard will have visual benefit. It is well related to the town
centre by bus and cycle, so has travel benefits. The incorporation of affordable housing and
employment uses will have an indirect health benefit, and the landscaping requirements should
enhance the setting of the historic canal.

Policy T15(A) Hamilton Road

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The site is close to the town centre, on a good bus route, with clear travel reduction benefits. The
incorporation of affordable housing will be a health benefit. Redevelopment of the bus depot,
nearing the end of its useful life, will give townscape benefits. The requirement for a contaminated
land survey should help to prevent adverse effects.

Policy T15(B) Princess Margaret School housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The development of this site is likely to have energy and air quality benefits because of the lower
level of travel generation likely due to its reasonably central location. There is not expected to be
significant visual or other impacts. The incorporation of affordable housing will lead to health
benefits.

44
Policy T15(C) St James Street Garage housing development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The development of this central site should have clear travel reduction benefits and the
incorporation of affordable housing will improve health levels generally. The site is a prominent
one which is currently unattractive and an appropriate development will be a visual improvement.

Policy T15(D) Somerset Place housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The development of this site within the central area should have clear travel reduction benefits.
The replacement of the existing run down garages would be a visual benefit.

Policy T15(E) Dabinett Close housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 8

Summary and Comments

The site is some distance from the town centre, but a reasonable bus service runs through Norton
Fitzwarren, so the travel impact is expected to be neutral on balance. The site comprises what was
formerly part of the Norton Camp Hill Special Landscape Feature and has no existing containment,
so some landscape impact is likely. However, on balance, this is considered to be acceptable.

Policy T15(F) Upper High Street housing development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The development of this central site, on which no car parking can be provided, will have clear
travel reduction benefits. The site is currently unattractive, having been used for billboards, and
there will be a visual benefit.

45
Policy T15(G) Gatchell House housing development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The location of the site, at some distance from the town centre and not on a good bus route, means
that there is likely to be a travel generation above average. However, given the small scale of the
proposal and the lack of other environmental impacts, the allocation is considered acceptable. The
incorporation of affordable housing will lead to health benefits, but against this the sports club's
facilities would be lost. However, the approved planning consent for the site requires contributions
towards sports development elsewhere in the Borough.

Policy T15(H) The Uppers Playing Field, Greeenway Road

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments

Though some distance from the town centre the site is on a good bus route to it, so travel impact is
considered to be neutral. The incorporation of affordable housing , and requirement for provision of
alternative sports pitches for community use will lead to health benefits. There will be some impact
on townscape since views of the site (currently playing fields) from Greenway Road will be
affected, although the frontage row of horse chestnut trees would be retained. Retention of the
trees and provision of a drainage balancing pond could be of some benefit to wildlife, but the site is
not of particular wildlife significance, and the impact would not be great.

Policy T16 East of Crown Industrial Estate employment development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments

The sites development will have general health benefits through increased availability of
employment on a range of sites. Whilst the site will have some visual impact, impinging on views
across the proposed Green Wedge and the setting of Creechbarrow Hill, the impact is considered
to be acceptable on balance.

46
Policy T17 South of Priorswood concrete works employment development
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The location of the site, within the central area and very close to the railway station, means that
travel reduction benefits will arise from the use proposed. The employment creation will have a
positive health spinoff, while visual improvement will arise from the development.

Policy T18 West of Courtlands Farm, Norton Fitzwarren employment development

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

On balance, with sensitive design and landscaping, the site is not considered to have any
significant environmental impact. The health benefit arises from the employment creation.

Policy T19 Primary shopping area

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

Contribution to maintaining the shopping core of the town centre should help both travel and
economic objectives and retain visual interest and standard of maintenance of town centre
buildings. Direct reference to restoration of a listed building explains the heritage benefit.

Policy T20 Restrictions on change of use from food and drink establishments in primary
shopping area
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The over dominance of financial services in a shopping street can reduce its efficiency and
attractiveness for shopping, and the cumulative effect could harm the vitality and viability of the
primary shopping area. Accordingly, there should be economic, visual and travel benefits.

47
Policy T21 Secondary shopping areas
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The economic health of the secondary shopping centres is an important aspect of the overall town
centre economy and the policy should therefore have travel reduction and visual benefits. Better
maintenance of buildings is more likely in economically healthy centres.

Policy T22 Diversity in the town centre

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Should help town centre economy with travel and liveability benefits.

Policy T23 The Crescent retail development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The development of this site will have major travel reduction benefits, being well related to the
prime shopping frontage, the bus station and to a concentration of office employment. It will
provide a major economic benefit to the town centre as a whole, with health, liveability, buildings
and visual benefits. There are specific requirements for an archaeological survey, and to preserve
or enhance the setting of the Conservation Area and listed buildings.

Policy T24 Wood Street mixed use town centre redevelopment allocation: (food and non
food retail, leisure office and residential uses)
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The development of this site will have major travel reduction benefits, being well related to the
prime shopping frontage and close to the town centre with high accessibility by bus. It will provide a
major economic benefit to the town centre as a whole, with health, liveability and visual benefits,

48
including enhancement of an untidy site. While the site is an Area of High Archaeological Interest,
the requirement for an archaeological investigation should prevent heritage disbenefits.

Policy T25 Local shopping centres: impact of proposals for changes of use on vitality and
viability
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The protection of the vitality and viability of local shopping centres should reduce travel and ensure
access to shopping for many people. This should also help to encourage continued repair and
renewal of the local centres, with visual and building quality benefits

Policy T26 Development preventing the achievement of transport policies

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The transport proposals as a whole have widespread benefits from travel reduction, reducing
demand for minerals for roads, to improved safety and amenity and the protection and
enhancement of the built environment. Accordingly, the policy is important to ensuring that the
strategy is implemented.

Policy T27 Bus facilities provision

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The bus related aspect of the strategy is important to car use reduction, and accordingly will have
travel reduction benefits, including improved safety and amenity and the protection and
enhancement of the built environment.

Policy T28 Park and ride sites

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

49
Summary and Comments
The benefits of a park and ride service are primarily felt within the urban areas, as a result of the
reduction in car journeys from outside towns heading towards their centres. However, research
indicates that some of the users are attracted away from existing bus services, with the result that
car travel outside the urban areas can actually increase. On balance, as the sites proposed are not
on the best bus routes, and are likely to serve a reasonably scattered population, the car travel
implications are expected to be neutral. Benefits to safety, amenity and the quality of the built
environment are considered likely. The need to build a large surface level car park at each site
merely replaces the need for similar provision in the town centre, so the mineral use implications
are expected to be neutral.

Policy T29 Bus services from new housing developments

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The provision of quick and comfortable bus services at the start of these new developments should
make a major contribution to car travel reduction, with benefits of improved safety and amenity and
the protection and enhancement of the built environment.

Policies T30-T31 Pedestrian provision

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The improved safety and conditions for walking in the central area should help support the viability
and vitality of the town centre and thus the attractiveness and condition of the built environment.
There may be an impact on car use, but this is uncertain and depends more on other proposals.

Policy T32(A) Inner relief road and associated works

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

The provision of this improved link will improve traffic circulation around the central area, and is
therefore likely to lead to a general increase in car travel around Taunton, leading to increased
traffic emissions and energy use. The construction of the bridge and road will also involve the use
of large amounts of minerals. However, these environmental disadvantages are outweighed by
the benefits from the diversion of traffic away from the main shopping streets, and hence to the
vitality and viability of the town. The road will also permit the implementation of environmental
improvements to the main shopping streets referred to in policy T44.

50
Policy T32(B) Silk Mills Bridge
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 8 9 9 9

Summary and Comments

The provision of this improved link will improve traffic circulation around the central area, and is
therefore likely to lead to a general increase in car travel around Taunton, leading to increased
traffic emissions and energy use. The bridge construction will also involve the use of large
amounts of minerals. The structure will be prominent in the flat landscape of the Green Wedge, and
a small but significant landscape disadvantage also arises. However, these environmental
disadvantages are outweighed by the benefits to the urban area, particularly to the central area
environment and the vitality and viability of the town centre.

Policy T33 Taunton's skyline

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Visual benefits. The churches' contribution to the skyline also implies heritage benefits.

Policy T34 Approach routes into Taunton

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The policy will protect the character of some of the most visible parts of Taunton.

Policy T35 North Taunton school sports and leisure centre

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The health benefits arise from the improved access to leisure facilities and the increased local
employment. The travel implications on balance are expected to be neutral, reflecting the
accessibility of the site on foot or cycle, but the relatively poor bus access.

51
Policy T36 Blackbrook recreational open space
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The travel implications are uncertain, depending on the intensity of the use proposed. Appropriate
transport provision may be necessary in the case of a significant travel attractor. The wildlife
interest on the site is to be protected, so the wildlife impact should be neutral. Health benefits
should arise from the improved leisure provision and the employment creation.

Policy T37 Priorswood landfill site (community woodland or other recreational uses)
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The low intensity use proposed and the accessibility by cycle mean that the travel implications are
expected to be neutral. There should be visual, air and wildlife benefits from tree and woodland
planting on this unattractive, former landfill site. The provision of recreational facilities should have
health benefits.

Policy T38 Maidenbrook Farm Playing Fields

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

This appropriate use of green wedge land will help to ensure its protection from development, and
thus also benefit wildlife, soil and the landscape. The provision of leisure facilities such as this
should have health benefits. Playing fields would have good proximity, and cycleway access, to
recent developments at Maidenbrook Farm and Nerrols Farm, but could also attract car users from
further afield, giving neutral travel implications.

52
Chapter 9 Wellington
Policy W1 Definition of extent of Wellington
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The policy is unlikely, in itself, to have any impact. It merely clarifies the treatment of settlements
associated with Wellington.

Policy W2 Tonedale Mill mixed use development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Residential development, within walking distance of the town centre and major employment areas
of Wellington, would have travel benefits resulting in air quality and energy conservation
advantages. The conversion of existing buildings would save minerals compared with new build.
The mill complex contains grade 2* or grade 2 listed buildings, and their sympathetic
refurbishment and conversion would have clear visual, heritage and buildings benefits. Heritage
benefits are also implied by the requirements for design to reflect the sites industrial heritage and
for an archaeological survey. Wildlife impact would be neutral due to specific requirements for a
wildlife survey and protective measures, and protection of tree groups. The provision of further
employment and requirement for a flood mitigation scheme explain the health benefits.

Policy W3 Cades Farm (urban extension)

Criteria Energy Wildlife Air Water Soil Minerals

Impact 8

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Although the site is on the eastern edge of Wellington, some distance from the town centre, there
are specific requirements for a package of public transport measures , a comprehensive cycle and
pedestrian network linking the site to existing housing and proposed employment, and footway
improvements along Taunton Road, linking the site to the town centre. Thus the travel impact is
considered to be neutral. Provision of a safe pedestrian crossing for Taunton Road, recreational
open space, affordable housing and a contribution to enhanced community facilities within
Wellington constitute health benefits. The land is predominantly Grade 3a agricultural value
(classed as Best and Most Versatile), with smaller areas of grades 1,2 and 3b, so there is an
adverse soil impact. However this is considered to be acceptable since much of the land around
Wellington is of similar or higher grade. The significant landscaping requirements, including
strategic boundary planting to a depth of 20m, particularly along Taunton road to the north, should
suffice to mitigate impact on the landscape. Some visual benefits could also arise from the
53
required contribution towards local public art in Wellington. Careful relocation of agricultural
activities within the farm buildings to a location that minimises impact on residential amenity would
contribute to health without adversely affecting liveability.

Policy W4 Chelston House Farm employment allocation

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments

The development is likely to lead to a reduction in the level of commuting to Taunton by Wellington
residents. While the site is on the edge of Wellington, some distance from the town centre, the
restriction to industrial and warehousing uses with low employment densities should prevent
significant increases in car travel. Hence the neutral travel implications. The employment creation
will have health benefits. There will be some landscape impact, but this is considered acceptable.

Policy W5 Extension of Chelston Business Park at Chelston Farm

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The development is likely to lead to a reduction in the level of commuting to Taunton by Wellington
residents. However, the site is on the edge of Wellington, some distance from the town centre, and
the inclusion of business uses could lead to a density of employment out of scale with its
accessibility by public transport. However, the extension is of small scale, and on balance travel
implications are considered to be neutral. The employment creation will have health benefits. There
will be some landscape impact, but, with sensitive landscaping, this is considered acceptable.

Policy W6 Extension of Tone Industrial estate at Milverton Road, Wellington

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The site is within easy walking distance of housing at Tonedale, and on a regular bus route to
Wellington town centre. Further employment development would have travel benefits resulting in
air quality and energy conservation advantages, as well as health benefits. There are specific
requirements to protect residential amenity. With sensitive landscaping, landscape impact is not
likely to be significant.

54
Policy W7 Primary shopping area: restriction on new uses at ground floor level
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Contribution to maintaining the shopping core of the town centre should help both travel and
economic objectives and retain visual interest, attractiveness of the shopping environment and
standard of maintenance of town centre buildings.

Policy W8 Restrictions on change of use from food and drink establishments

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The over dominance of financial services in a shopping street can reduce its efficiency and
attractiveness for shopping. Accordingly, there should be economic, visual and travel benefits.

Policy W9 Secondary shopping areas

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The economic health of the secondary shopping centres is an important aspect of the overall town
centre economy and the policy should therefore have travel reduction and visual benefits. This
economic health will also benefit the standard of maintenance of town centre buildings.

Policy W10 Complementary uses in the town centre

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Should help town centre economy with travel and liveability benefits.

55
Policy W11 Town Centre Uses (Mixed use developments at Bulford and High Street)
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

These town centre sites are relatively accessible, and the policy requires contributions towards
elements of the Wellington Transport Strategy, which will improve the overall accessibility of the
sites. This will help to offset the fact that journeys to this part of the town centre will increase, so
travel implications are considered neutral. The added vitality to the economy from retail
development, the requirement for Transport Assessments covering highway safety, and the fact that
development of the Bulford site would help fund provision of a new larger health centre, explain the
health, buildings and hence visual benefits. The specific policy requirements in respect of the
conservation area and listed buildings, and for an archaeological survey, explain the heritage
benefits.

Policy W12 Office Development

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The policy permits small scale office development within or adjacent to the commercial area of
Wellington town centre, a relatively accessible location with travel (air and energy) benefits. There
would be health benefits from provision of employment, and from the requirement against loss of
ground floor retail frontage within the primary or shopping areas. There are specific design
requirements which should safeguard against adverse effects on the conservation area and listed
buildings.

Policy W13 Retention of burgage patterns

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The burgage plots are an important remnant of the medieval street layout, and their protection will
have heritage benefits.

56
Policy W14 Landscape setting of approach routes into Wellington
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

The policy will protect the setting and character of some of the most visible parts of Wellington.

Policy W15 Extension to Wellington Sewage Treatment Works

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The necessary extension of the sewage works, which is nearing capacity, would provide health
benefits to the town as a whole. Environmental health safeguards should ensure that the
immediate area would not suffer undue nuisance. Landscape impact would not be significant as the
existing sewage works already affects the area.

Chapter 10 Bishops Lydeard

Policy BL1 Gore Farm housing allocation
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

The site is well related to the settlement and of a size comparable with the status of the settlement.
However, compared with sites in Taunton there is likely to be more travel by residents for work,
shopping and educational purposes. On balance, the air and energy impact is not considered to be
too harmful, given the scale of development. The reuse of existing traditional buildings brings
minerals, buildings and heritage benefits. The redevelopment of the farmyard is likely to result in a
visual improvement. Provision of affordable housing constitutes a health benefit.

Policy BL2 Restriction of new housing development to small scale development, within the
settlement limits.
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

57
Summary and Comments
The limitation will minimise the travel implications of new windfall development, resulting in air
quality and energy conservation benefits.

Policy BL3 Protection of open areas, west and south, from development
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Significant visual benefits.

Policy BL4 Areas of environmental importance

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The semi open breaks are important to the character of the settlement. The limitation on
development will also minimise travel and therefore air pollution and energy use.

Chapter 11 Corfe
Policy CO1 Housing allocation at Corfe Farm
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9

Summary and Comments

Corfe has a limited range of services, just sufficient to qualify as a village, and a limited bus service
to Taunton. Therefore the allocation of even this small site is likely to lead to increased travel, with
air and energy disadvantages. The visual impact of the site is, however, limited. Conversion of the
traditional farm buildings would have buildings, heritage and minerals benefits. Use of this already
developed, farm yard site has soil benefits.

58
Policy CO2 Restriction of new housing development to small scale development, within the
settlement limits.
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The policy is unlikely to have any significant impact, as general policies will apply similar restraint.

Chapter 12 Cotford St Luke

Policy TV1 Statement that the area with outline permission for a new village has a likely
capacity of 850 dwellings.
Criteria Energy Wildlife Air Water Soil Minerals

Impact 8 8 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9 9

Summary and Comments

See comments for policy S6 on page 15.

Chapter 13 Creech St Michael

Policy CM1 Hyde Lane housing allocation
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The site is generally environmentally neutral. The travel implications are likely to be at a low levels
because of the level of services in the village and the frequent bus service into Taunton. Visual
implications are minimal. The provision of traffic calming and cycle access to the recreation ground
will improve road safety, and this, together with provision of affordable housing, explain the benefits
to health.

59
Policy CM2 Restriction of new housing development to small scale development, within the
settlement limits
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The impact is likely to be minimal as the general policies will protect the environmental qualities of
the village.

Chapter 14 Hatch Beauchamp

Policy HB1 Station Road housing allocation
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The development of this small site will have little positive or negative environmental impact, given
the reasonable level of services in the village and the level of the bus service to Taunton.

Policy HB2 Neroche View character

Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9

Summary and Comments

The character of Neroche View is unusual and therefore worth protection for its heritage value. The
open space thereby protected will also have amenity/liveability and townscape benefits.

Chapter 15 Henlade
Policy HE1 Employment allocation east of Henlade
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The allocation of this strategic employment site is considered to be important for the economic
development of the Taunton area, with consequent indirect health benefits. In other respects the
60
proposal is expected to have a generally neutral impact. The restriction of the site to lower density
employment uses (B2 and B8) is important in this respect, as the public transport accessibility of
the site would not be good enough for offices and other major travel generators. The visual impact
is expected to be minimal as a result of the design and landscaping requirements.

Chapter 16 Kingston St Mary

Policy KM1 Hill Farm housing allocation
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 9 9 9

Summary and Comments

Occupiers of the site will have the opportunity to minimise car travel, due to the reasonable level of
services in the village, its close proximity to Taunton, and the frequent bus service into Taunton.
Development of affordable housing, improvements to the pedestrian network and contributions
towards implementation of traffic calming will provide health benefits. Sensitive conversion of the
listed building and other traditional buildings will provide buildings, minerals, visual and heritage
benefits.

Policy KM2 Restriction of new housing development to small scale development, within the
settlement limits
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The policy is unlikely to have any significant impact, as general policies will apply similar restraint.

Chapter 17 Oake
Policy OK1 Saxon Close housing allocation
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

The site will provide an improved playing field compared with that currently planned. In other
respects the site is likely to be neutral. The village has a range of facilities and is close to a good
bus route into Taunton.

61
Policy OK2 Restriction of new housing development to small scale development, within the
settlement limits.
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The policy is unlikely to have any significant impact, as general policies will apply similar restraint.

Chapter 18 Wiveliscombe
Policy WV1 Style Road housing allocation
Criteria Energy Wildlife Air Water Soil Minerals

Impact

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

On balance, the travel generation associated with a site of this scale is likely to be reasonable in
relation to the status and function of Wiveliscombe. Accordingly, the air pollution and energy use is
considered to be broadly neutral. Provision of public open space would benefit health. Specific
landscaping requirements and care over design and landscaping of the road should help to
minimise landscape and townscape impact.

Policy WV2 Restriction of new housing development to small scale development, within the
settlement limits.
Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact

Summary and Comments

The limitation will minimise the travel implications of new windfall development, resulting in air
quality and energy conservation benefits

Policy WV3 Employment allocation south of Taunton Road

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9 8

Summary and Comments

The provision of employment land will improve the economic vitality of Wiveliscombe, with travel
(and therefore air quality and energy conservation) benefits. While B1 uses are included the policy
prevents major office developments. The health of local people will benefit indirectly from increased
62
job availability. The landscape impact of the development, even with the landscaping requirements,
will be significant. However, the economic benefit and the unavailability of other sites overcome this
environmental disadvantage.

Policy WV4 Shopping and services

Criteria Energy Wildlife Air Water Soil Minerals

Impact 9 9

Criteria Health Liveability Landscape Townscape Heritage Buildings

Impact 9

Summary and Comments

Improving the shopping centre's viability and vitality should reduce the need for local residents to
travel for shopping purposes, with air quality and energy conservation benefits. The benefits to the
local economy represent benefits to health.

63
4.0 Summary of Results of Appraisal
4.1 The following tables summarise these appraisals and indicate the generally positive
environmental impact of the policies and proposals.

Objectives
Objective

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings
Aim 9 9 9 9 9 9 9 9 9 9 9 9

1 9 9 9 9 9 9

2 9 9 8 9 9

3 9 9 9 9

4 9 9 9

5 9 9 8 9 9

6 9 9 9 9 9 9 9 8

7 9 9 9 9 9 9 9

8 9 9 9 9 9 9 9 9

9 9 9 9

10 9 9 9 9 9 9

11 9 9 9 9 9 9 9 9

12 9 9 9 9 9 9

13 8 8 8 9 8

14 9 9 9 9 9

15

16 8 8 9 8 9

17 9 9 8 8 9 9 9 8 8 8 9

18 9 9 9 9 9 9

19 9 9 9 9 9 9 9 9

64
Strategy Statements
Statement

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings
1 9 9 9 8 9 9 9

2 9 9 9 8 9 9

3 9 9 9 9

4 9 9 9 9 9 9 9

5 9 9 9 v 9 9 9 9 9

6 9 9 9 9 9 9 9

7 9 9 9 9 9 9

8 9 9

9 9 9 9 9

10 9 9 9 9 9 9 9 9

Strategy policies
Policy

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings

S1 9 9 9 9 9 9 9 9 9 9 9 9

S2 9 9 9 9 9 9 9 9 9 9 9

S3 9 9 9 9 9

S4 9 9 9 9 9 9 9 9 9 9 9

S5 9 9 9 9 9 9

S6 8 8 9 9 9 9 9 9 9

S7 9 9 9 9 9 9 9 9 9

S8 9 8

S9 9 9 9 9 9 9 9

65
Housing policies
Policy

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscap

Heritage

Buildings
H1 9 9 9 9 9 9 9 9 9 9

H2 9 9 9 9 9 9 9 9 9

H3 9 9 9 9 9 9 9 9 9

H4 9 9 9 9 9 9 9 9 9 9

H5 9 9 9 9 9 9 9 9

H6 9 9 9

H7 9 9 9 9

H8 9 9 9 9

H9-11 8 9 9 8 8

H12-13 9 9 9 9

H14 9 9 9 9 9 9

H15 9 9 9 9 9 9

H16 9 9 9 9 9 9 9

H17 9 9 9 9

H18 9 9 9 9 9

H19 9 9

66
Economy policies
Policy

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings
EC1 9 9 9 9 9

EC2 9

EC3 9

EC4 9 9 9 9

EC5 9 9 9 9 9 9

EC6 9 9 9 9 9 9 9

EC7 9 9 8 9

EC8 9 9 9

EC9 9 9 8 9 9 9 9

EC10 9 9 9 9 9 9

EC11 9 9 9 9 9

EC12 9 9 9 9 9 9

EC13 9 9 9 9 9

EC14 9 9 9 9 9 9 9

EC15 9 9 9 9

EC16 9 9 9 9

EC17 9 9 9 9 9

EC18 9 9 9 9 9 9 9 9 9 9

EC19 8 8 9 9

EC20 9 9 9

EC21 9 9 9 9 9 9 9

EC22 9 9 9 9

EC23 9 9 9 9 9 9

EC24 9 9

EC25 8 8 8 9 9

EC26 9 9 9 9 9

67
 9

Buildings Buildings
9

9
Heritage Heritage
9

9
Townscape Townscape
9

9
Landscape
Landscape
9

9
Liveability Liveability
9

9
Health Health

68
9

Minerals Minerals
9

9
8
Soil Soil

Community policies
Movement policies

9
Water Water
9

8
Air Air

9
Wildlife Wildlife

8
Energy Energy

M1-3

C10

C11

C12

C13

C14

C15

C16
M4

M5

M6
Policy Policy

C1

C2

C3

C4

C5

C6

C7

C8

C9
Environment policies
Policy

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings
EN1-3 9 9 9 9 8

EN4 9 8

EN5 9 9 9 9 9 9

EN6-9 9 9 9 9 9 9 9 9

EN10 9 8 9 9

EN11 9 9

EN12 9 9 9

EN13 9 9 8 9 9 9

EN14 9 9 9 9

EN15 9 9 9 9 8

EN16 9 9 9

EN17 8 8 9 9 9 9 8

EN18 9 9 9 9 8

EN19 9 9 9 9

EN20 9 9 9

EN21-23 9 9 9

EN24 9 9 8 9 9 9

EN25 9 9 9 9 9 9

EN26-27 9 9 9 9

EN28 9 9 9 9 9 9 9

EN29 9 9 9 9 9 9 9

EN30 9 9 9 9 9 9

EN31 9 9

EN32 9 9 9

EN33 9 9 9 9 9 9

EN34 9 9 9 9 9

69
Taunton policies
Policy

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings
T1

T2 9 9 9 9 9 9 9 9 9

T3 9 9 9 9 9 9 9 9

T4 - 7 9 9 9 9 9 9 9

T18-12 9 9 9 9 9 8 9 9

T13 9 8 8

T14 9 9 9 9 9

T15A 9 9 9 9

T15B 9 9 9

T15C 9 9 9 9

T15D 9 9 9

T15E 8

T15F 9 9 9

T15G 8 8

T15H 9 8

T16 9 8

T17 9 9 9 9

T18 9

T19 9 9 9 9 9 9 9

T20 9 9 9 9

T21 9 9 9 9 9

T22 9 9 9

T23 9 9 9 9 9 9 9

T24 9 9 9 9 9

T25 9 9 9 9 9 9

T26 9 9 9 9 9 9 9 9

T27 9 9 9 9 9 9 9 9

T28 9 9 9 9 9
70
 9

9
Buildings Buildings
9

9
Heritage Heritage
9

9
Townscape Townscape
9

9
8

9
8
Landscape Landscape
9

9
Liveability Liveability
9

9
Health Health
9

71
Minerals

9
Minerals

9
Soil

8
Soil
Water

Wellington policies
Water
9

8
Air

9
Air

9
Wildlife
9 Wildlife

8
Energy

9
Energy

T30 -31
Policy

T32A

T32B

W10

W11

W12

W13

W14

W15
T29

T33

T34

T35

T36

T37

T38

W1

W2

W3

W4

W5

W6

W7

W8

W9
Policy
Rural Centre and Village policies
Policy

Energy

Wildlife

Air

Water

Soil

Minerals

Health

Liveability

Landscape

Townscape

Heritage

Buildings
BL1 9 9 9 9 9

BL2 9 9

BL3 9 9

BL4 9 9 9

CO1 8 8 9 9 9

CO2

TV1 8 8 9 9 9 9 9 9 9

CM1 9

CM2

HB1

HB2 9 9 9

HE1 9

KM1 9 9 9 9 9

KM2

OK1 9

OK2

WV1 9

WV2 9 9

WV3 9 9 9 8

WV4 9 9 9

72
5.0 Conclusion
5.1 The objectives, strategy and policies of the Local Plan cover the wide range of
environmental issues and show an extremely 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.

5.2 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 required levels necessitates the
development of sites with disadvantages, particularly regarding impact on landscape and
agricultural land. 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.

5.3 The transport proposals of the plan, primarily within Taunton, provide significant
environmental benefits overall. It is true that road proposals are likely to lead to additional
traffic growth, by increasing capacity for car use, but relatively few schemes are proposed
and most would have beneficial impacts, particularly in the town centre.

5.4 On balance, the plan is considered to be environmentally beneficial overall.

73