C O N T E N T S

Chapter Page

1. Introduction ............................................................................................................... 1

2. Strategy..................................................................................................................... 5

Aims and Objectives ................................................................................................. 5

Strategy..................................................................................................................... 6

S1 General Requirements ................................................................................ 12

S2 Design ......................................................................................................... 15

S3 Mixed-use developments ............................................................................ 16

S4 Rural Centres .............................................................................................. 18

S5 Villages........................................................................................................ 18

S6 Cotford St Luke New Village ....................................................................... 19

S7 Outside Settlements .................................................................................... 19

S8 Best and Most Versatile Agricultural Land................................................... 20

S9 Taunton Town Centre.................................................................................. 21

3. Housing ................................................................................................................... 22

Housing Requirement ............................................................................................. 22

H1 Phasing Strategy ......................................................................................... 26

H2 Housing within Classified Settlements......................................................... 27

H3 Residential Conversions in Town Centres................................................... 30

H4 Self-contained Accommodation................................................................... 30

H5 Non-self-contained Accommodation............................................................ 31

H6 Town Centre Housing.................................................................................. 32

H7 Conversion of Rural Buildings ..................................................................... 32

H8 Replacement Dwellings Outside Settlements.............................................. 33

H9 Affordable Housing within General Market Housing.................................... 36

H10 Affordable Housing Targets......................................................................... 36

H11 Rural Local Needs Housing......................................................................... 38

H12 Agricultural or Forestry Workers.................................................................. 39

H13 Agricultural or Forestry Workers.................................................................. 39

H14 Gypsy and Traveller Sites ........................................................................... 40

H15 Sites for Travelling Show People................................................................. 41

H16 Residential Care Homes ............................................................................. 42

H17 Extensions to Dwellings .............................................................................. 42

H18 Ancillary Accommodation ............................................................................ 42

H19 Designing Out Crime ................................................................................... 43

4. Economy ................................................................................................................. 44

Industry ................................................................................................................... 45 EC1 Employment Development .......................................................................... 46

EC2 Expansion of Existing Firms on Land Subject to Restrictive Policies .......... 47

EC3 Extension of Existing Employment Sites ..................................................... 47

EC4 Working from Home .................................................................................... 48

EC5 Disused Airfield, Culmhead ......................................................................... 48

EC6 Conversion of Rural Buildings ..................................................................... 49

EC7 Rural Employment Proposals...................................................................... 50

EC8 Farm Diversification..................................................................................... 51

EC9 Loss of Employment Land........................................................................... 51

(i)

EC10 Accessibility of New Development .............................................................. 58

EC11 Local Service Provision ............................................................................... 59

EC12 Major Proposals for Retail Development ..................................................... 61

EC13 Restrictions on Unit Size and Range of Goods Sold ................................... 63

EC14 Modernisation of Floorspace ....................................................................... 64

EC15 Associated Settlements/Rural Centres/Villages .......................................... 64

EC16 New and Altered Shop Fronts ..................................................................... 66

EC17 Shop Front Security..................................................................................... 66

EC18 Upper Floors of Shops ............................................................................... 67

EC19 Farm Shops................................................................................................. 67

EC20 Garden Centres........................................................................................... 68

EC21 Tourist and Recreational Development ....................................................... 69

EC22 Land West of Bishops Lydeard Station ....................................................... 70

EC23 Tourist Accommodation............................................................................... 71

EC24 Caravans and Holiday Chalets .................................................................... 71

EC25 Touring Caravans and Camping Sites ........................................................ 72

EC26 Outdoor Advertisements and Signs............................................................. 72

5. Movement ............................................................................................................... 74

M1 Non-residential Developments .................................................................... 75

M2 Non-residential Car Parking Outside Taunton and Wellington.................... 75

M3 Non-residential Development and Transport Provision............................... 76

M4 Residential Parking Provision...................................................................... 80

M5 Cycling......................................................................................................... 81

M6 Traffic Calming ............................................................................................ 82

6. Community .............................................................................................................. 83

C1 Education Provision for New Housing ......................................................... 83

C2 Reserved School Sites ................................................................................ 85

C3 Protection of Recreational Open Space ...................................................... 85

C4 Standards of Provision of Recreational Open Space .................................. 86

C5 Sports Centres ............................................................................................ 90

C6 Public Rights of Way ................................................................................... 91

C7 Blackdown Hills Ridge Route ...................................................................... 91

C8 Development Affecting Disused Railway Tracks and Canals...................... 92

C9 Horse Riding and Riding Establishments .................................................... 92

C10 Golf .............................................................................................................. 92

C11 Power Lines................................................................................................. 93

C12 Renewable Energy ...................................................................................... 94

C13 Wind Turbines ............................................................................................. 94

C14 Large Telecommunications Masts............................................................... 95

C15 Satellite Antennae ....................................................................................... 96

C16 Utility Developments.................................................................................... 96

7. Environment and Conservation............................................................................... 97

EN1 Wildlife Sites of International Importance .................................................... 97

EN2 Sites of Special Scientific Interest ............................................................... 97

EN3 Local Wildlife and Geological Interests........................................................ 98

EN4 Wildlife in Buildings to be Converted or Demolished................................... 99

EN5 Protected Species ..................................................................................... 100

EN6 Protection of Trees, Woodlands, Orchards and Hedgerows ..................... 101

EN7 Ancient Woodlands ................................................................................... 102

(ii)

EN8 Trees in and around Settlements .............................................................. 102

EN9 Tree Planting ............................................................................................. 102

EN10 Areas of Outstanding Natural Beauty ........................................................ 102

EN11 Special Landscape Features..................................................................... 103

EN12 Landscape Character Areas...................................................................... 104

EN13 Green Wedges .......................................................................................... 108

EN14 Conservation Areas................................................................................... 110

EN15 Demolition Affecting Conservation Areas.................................................. 110

EN16 Listed Buildings ......................................................................................... 111

EN17 Changes to Listed Buildings...................................................................... 112

EN18 Demolition of Listed Buildings ................................................................... 112

EN19 Recording of Listed Buildings Affected by Development........................... 113

EN20 Parks and Gardens of Special Historic Interest......................................... 113

EN21 Nationally Important Archaeological Remains .......................................... 114

EN22 Development Affecting Sites of County Archaeological Importance ......... 114

EN23 Areas of High Archaeological Potential ..................................................... 115

EN24 Urban Open Space ................................................................................... 115

EN25 The Water Environment ............................................................................ 116

EN26 Water Resources....................................................................................... 117

EN27 Water Source Protection Areas................................................................. 117

EN28 Development and Flood Risk .................................................................... 118

EN29 Flooding due to Development ................................................................... 120

EN30 Hazardous substances.............................................................................. 121

EN31 Developments near to Sites where Hazardous Substances are Used..... 122

EN32 Contaminated Land ................................................................................... 122

EN33 Building Waste .......................................................................................... 122

EN34 Control of External Lighting ....................................................................... 123

8. Taunton and Associated Settlements ................................................................... 124

T1 Extent of Taunton ...................................................................................... 124

T2 Tangier Major Development Site ............................................................... 128

T3 Firepool Major Development Site .............................................................. 137

T4 Norton Fitzwarren Major Development Site............................................... 148

T5 Housing Allocations (Norton Fitzwarren) ................................................... 154

T6 Employment Allocations (Norton Fitzwarren) ............................................ 156

T7 Community Developments (Norton Fitzwarren) ........................................ 156

T8 Monkton Heathfield Major Development Site ........................................... 158

T9 Mixed-use Development Allocation (Monkton Heathfield)......................... 161

T10 Housing Allocation (Aginghill’s Farm, Monkton Heathfield)....................... 162

T11 Employment Allocation (Monkton Heathfield)............................................ 163

T12 Community Developments (Monkton Heathfield) ...................................... 163

T13 East of Silk Mills Lane Housing Allocation ................................................ 164

T14 Priorswood Road Mixed-use Redevelopment Allocation........................... 166

T15 Taunton Small Residential Allocations ...................................................... 167

T16 East of Crown Industrial Estate Employment Allocation............................ 171

T17 South of Priorswood Concrete Works Employment Allocation.................. 172

T18 West of Courtlands Farm Employment Allocation ..................................... 172

T19 Primary Shopping Area ............................................................................. 174

T20 Restrictions on Change of Use from Class A3 .......................................... 176

T21 Secondary Shopping Areas....................................................................... 176

T22 Diversity in the Town Centre ..................................................................... 177

T23 The Crescent Town Centre Redevelopment Site ...................................... 178

T24 Wood Street Town Centre Redevelopment Site........................................ 181

T25 Vitality and Viability of Defined Local Shopping Centres........................... 183

(iii)

T26 Development Hindering Transport Policies ............................................... 185

T27 Bus Facilities Provision ............................................................................. 185

T28 Park and Ride Sites................................................................................... 186

T29 Bus Services from New Housing Developments ....................................... 186

T30 Walking Encouragement ........................................................................... 187

T31 Pedestrian Priority Measures .................................................................... 187

T32 Highways................................................................................................... 188

T33 Taunton’s Skyline ...................................................................................... 192

T34 Approach Routes to Taunton .................................................................... 192

T35 North Taunton School Sports and Leisure Centre..................................... 193

T36 Blackbrook Recreational Open Space ...................................................... 193

T37 Priorswood Landfill Site............................................................................. 193

T38 Maidenbrook Playing Field Allocation ....................................................... 194

9. Wellington and Associated Settlements................................................................ 195

W1 Extent of Wellington .................................................................................. 195

W2 Tonedale Mill Mixed-use Allocation........................................................... 197

W3 Cades Farm Housing Allocation................................................................ 200

W4 Chelston House Farm Employment Allocation.......................................... 203

W5 Chelston Business Park Employment Allocation....................................... 204

W6 Milverton Road Employment Allocation..................................................... 204

W7 Primary Shopping Area ............................................................................. 206

W8 Restrictions on Change of Use from Class A3 ......................................... 208

W9 Secondary Shopping Areas....................................................................... 208

W10 Complementary Uses within the Town Centre .......................................... 209

W11 Town Centre Redevelopment Sites........................................................... 210

W12 Office Development ................................................................................... 214

W13 Retention of Existing Burgage Patterns .................................................... 215

W14 Landscape Setting of Approach Roads..................................................... 216

W15 Sewage Treatment Works Extension ........................................................ 216

10. Bishops Lydeard ................................................................................................... 217

BL1 Gore Farm Housing Allocation .................................................................. 217

BL2 New Housing Development ....................................................................... 218

BL3 Open Areas to be Protected...................................................................... 218

BL4 Areas of Environmental Importance .......................................................... 218

11. Corfe .................................................................................................................. 220

CO1 Corfe Farm Housing Allocation.................................................................. 220

CO2 New Housing Development Restrictions ................................................... 220

12. Cotford St Luke ..................................................................................................... 221

TV1 Housing Capacity of Cotford St Luke New Village .................................... 221

13. Creech St Michael and Creech Heathfield ............................................................ 222

CM1 Hyde Lane Housing Allocation .................................................................. 223

CM2 New Housing Development Restrictions ................................................... 224

(iv)

14. Hatch Beauchamp................................................................................................. 225

HB1 Land West of Station Road Housing Allocation......................................... 225

HB2 Protection of Character and Setting of Neroche View............................... 225

15. Henlade................................................................................................................. 226

HE1 East of Henlade Concrete Works Employment Allocation......................... 226

16. Kingston St Mary................................................................................................... 228

KM1 Hill Farm Housing Allocation ..................................................................... 228

KM2 New Housing Development Restrictions ................................................... 230

17. Oake .................................................................................................................. 231

OK1 East of Saxon Close Housing Allocation ................................................... 231

OK2 New Housing Development Restrictions ................................................... 231

18. Wiveliscombe ........................................................................................................ 232

WV1 North of Style Road Housing Allocation .................................................... 232

WV2 New Housing Development Restrictions ................................................... 234

WV3 South of Taunton Road Employment Allocation........................................ 234

WV4 Shopping and Services ............................................................................. 235

19. Villages with no allocations ................................................................................... 236

Ashbrittle ............................................................................................................... 236

Ash Priors.............................................................................................................. 236

Bishopswood......................................................................................................... 237

Blagdon Hill ........................................................................................................... 237

Bradford on Tone .................................................................................................. 237

Burrowbridge......................................................................................................... 237

Cheddon Fitzpaine ................................................................................................ 238

Churchinford.......................................................................................................... 238

Combe Florey........................................................................................................ 238

Fitzhead ................................................................................................................ 239

Halse .................................................................................................................. 239

Langford Budville .................................................................................................. 239

Lydeard St Lawrence ............................................................................................ 239

Milverton................................................................................................................ 240

North Curry............................................................................................................ 240

Nynehead.............................................................................................................. 241

Pitminster .............................................................................................................. 241

Ruishton ................................................................................................................ 241

Sampford Arundel ................................................................................................. 241

Stoke St Gregory................................................................................................... 242

Stoke St Mary........................................................................................................ 242

West Bagborough ................................................................................................. 242

West Buckland ...................................................................................................... 243

West Monkton ....................................................................................................... 243

20. Monitoring ............................................................................................................. 244

Appendix 1 Sites of Special Scientific Interest ............................................................. 259

(v)

Appendix 2 Scheduled Monuments.............................................................................. 260

Appendix 3 Archaeological Sites of County Importance............................................... 263

Appendix 4 PPG 13 - Maximum Parking Standards..................................................... 276

(vi)

CHAPTER 1 INTRODUCTION

THE ROLE OF THE LOCAL PLAN

1.1 The Taunton Deane Local Plan forms the detailed part of the Development Plan for Taunton Deane. It provides a realistic and comprehensive basis for development, investment and related decisions for the Borough for the period to 2011.

CHARACTERISTICS OF TAUNTON DEANE

1.2 Rich in natural and man-made beauty and wildlife, the 460 square kilometres of Taunton Deane are home to 105,000 people and provide some 50,000 jobs. In total, there are approximately 45,000 dwellings within the Deane. The historic county town of Taunton is at the physical and economic heart of the Borough, through which the major road and rail routes link the south-west with the rest of Europe.

1.3 The landscape of Taunton Deane has an astonishing variety with the attractive farmland of the Vale of Taunton Deane surrounded by hills on three sides and merging into the important wetlands of the Somerset Levels and Moors to the east. Taunton, population 62,000, is roughly central to the Borough. Wellington, the next largest settlement, has a population of some 13,000 and lies about 11 kilometres to the south-west of Taunton. Both have easy access to the M5, but only Taunton has a railway station. Wiveliscombe and Bishops Lydeard are rural centres with about 2,500 residents each.

1.4 The characteristics of Taunton Deane’s population are similar to those of Somerset as a whole except for their employment. More of the local workforce is employed in services, particularly public services, than the rest of Somerset and conversely a much lower proportion work in manufacturing. This reflects the availability of employment in the Borough, which shows the same skew towards services, particularly in the public sector.

1.5 These characteristics reflect the predominance of Taunton and mask the variations within the Borough. Wellington’s economy is based on manufacturing, with two major local firms.

1.6 Transport in Taunton Deane reflects the physical and settlement structure and the location of the Borough. Roads and bus services focus on Taunton and to a lesser extent Wellington, and provide links to nearby towns. The main exceptions are the national routes of the mainline railway and the M5, which run roughly north-east to south-west following the lower land of the Vale.

PLANNING CONTEXT

1.7 Planning policies set at national, regional and county levels have all influenced the contents of the Local Plan.

National

1.8 National policies are primarily set out in Planning Policy Guidance Notes (PPGs), although these are gradually being replaced by Planning Policy Statements (PPSs). In addition, Government Circulars, White Papers and other statements of policy are often relevant. The key theme of these national policies is the need to accommodate necessary development in accordance with the principles of sustainability.

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Regional

1.9 Regional planning policies are contained in RPG10, ‘Regional Planning Guidance for the South West’. This Plan has been prepared primarily against the background of the RPG published in July 1994, which covered the period to 2011, although this Guidance was superseded by revised RPG10 in September 2001. The 1994 Guidance emphasised the importance of development being located in the larger settlements to minimise the need to travel. This has been carried through into the 2001 Guidance, which identifies the Region’s cities and major towns as Principal Urban Areas (PUAs) where ‘most development’ should be concentrated. Taunton’s designation as one of eleven PUAs has impacted on this Plan’s proposals, especially in relation to the balance of development between Taunton and Wellington. However, the allocations of land for development in this Plan continue to be for the period 1991-2011, in line with the Somerset Structure Plan.

County

1.10 The Somerset and Exmoor National Park Joint Structure Plan, which was prepared jointly by the County Council and the Exmoor National Park Authority, is required to take account of regional and national policies. In turn, the Local Plan has needed to be in general conformity with the Structure Plan.

1.11 A Review of the Structure Plan was adopted in April 2000. It aims to forward the key issue of sustainable development by incorporating the following strategy:

• focussing a higher proportion of development in the Towns; • providing for development well-related to existing urban areas and to public

transport facilities; • strictly controlling development in the countryside, outside settlements, with

the aim of protecting the wide range of environmental assets found in the county;

• emphasising the key role of established shopping locations, particularly town centres, as locations for shopping and other purposes;

• enabling a balanced and integrated transport system which stresses alternatives to the private car, where practical.

1.12 The policies of the Structure Plan Review seek to implement this strategy. In particular, the Structure Plan allocates the following levels of development to Taunton Deane for the 1991-2011 period:

• Housing - about 10,450 dwellings; • Employment - about 115 hectare.

1.13 These Structure Plan policies provide a clear framework for the policies and proposals of the Local Plan.

The New Planning System

1.14 The commencement in September 2004 of Parts 1 and 2 of the Planning and Compulsory Purchase Act 2004 brought about the introduction of a new system of development plans. Before that date the development plan for Taunton Deane was comprised of the Structure Plan and the Local Plan. Under the new system the development plan is made up of the Regional Spatial Strategy (RSS) and development plan documents prepared by the Borough Council. On commencement the existing Regional Planning Guidance became the RSS. The Structure Plan will

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be saved for three years from commencement or, if it is sooner, revisions to the RSS are published by the Secretary of State which replace it in whole or part. This Local Plan will be saved for three years from its adoption, although parts of it will be replaced by policies in new development plan documents prepared by the Council within that period. There is also provision for saved policies to continue beyond the three years, subject to the approval of the Secretary of State.

Previous Local Plans

1.15 Prior to the adoption of this Plan, the whole of Taunton Deane was covered by one of the following Local Plans:

• East Deane Local Plan (adopted 1991, covering the area generally to the east and south of Taunton);

• Taunton Local Plan (adopted 1986, Alteration adopted 1991, covering the urban area of Taunton and adjacent villages); and

• West Deane Local Plan (adopted 1997, generally covering the area west and north of Taunton).

1.16 They have now been replaced by this Plan.

PUBLIC PARTICIPATION AND THE LOCAL PLAN PROCESS

1.17 The views of the public were sought at a number of key stages during the production of this Local Plan.

1.18 The ‘Issues and Options Report’ and the ‘Taunton Town Study: Transport Strategies’ were subject to public consultation in early 1995. They received some 2,000 responses, which were taken into account in the preparation of the Deposit Plan.

1.19 The Deposit Plan, published in 1998, was subject to statutory public consultation, and formal objections to the Plan were received and considered.

1.20 Changes to the Plan arising from these and other factors were incorporated into a ‘Revised Deposit’ Plan, published in 2000, and further consultation on the amendments it contained then took place.

1.21 Following this process, a Public Local Inquiry was held between September 2001 and March 2003, in the presence of an independent Inspector. The Inspector considered the issues raised by objectors, and made recommendations to the Borough Council on each of the objections.

1.22 The Inspector's Report was received in September 2003, and in May 2004 the Council published details of changes that it felt needed to be made to the Plan, primarily arising from the Inspector’s recommendations. Public consultation on these Proposed Modifications took place in May and June 2004, attracting some 270 responses.

1.23 The Council considered in September/October 2004 the responses that were received on the Proposed Modifications. It decided that no further Modifications to the Plan were necessary, and that subject to no intervention by the Secretary of State, the Plan should be adopted.

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THE TAUNTON VISION

1.24 In parallel with the later stages of this Plan’s preparation the Borough Council has been one of the parties responsible for the production of the ‘Taunton Vision: 2025 and Beyond’. This report, which was published in September 2002, is the product of the Taunton Vision Commission, a panel of Borough and County Councillors under an independent chairman. The Commission undertook a comprehensive investigation into the future of Taunton, in the process collecting evidence from a large number of individuals and organisations, through personal appearances and written representations.

1.25 The Vision Report sets out a robust long-term framework of ideas and aspirations for the future of Taunton, that aims to ensure that the town develops in a way that will make it ‘a leading exemplar of a 21st century market town’.

1.26 The key area of change for the delivery of the Vision will be the town centre. Recognising this, the Borough and County Councils and the South West Regional Development Agency have jointly commissioned consultants to prepare the Taunton Urban Design Framework (UDF). The UDF sets out proposals for mixed-use redevelopment on over 40 hectares of ‘under-utilised’ land in the town centre. This regeneration can deliver significant amounts of residential, employment, retail, leisure, recreation and cultural development within a high quality environment. Several of the main sites involved, including Firepool, Tangier and The Crescent, are already identified for development within this Local Plan. In order to bring the planning framework for these sites in line with the UDF at the earliest opportunity, the preparation of an Area Action Plan for the UDF sites will be a priority of the Council.

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CHAPTER 2 STRATEGY

AIMS AND OBJECTIVES

2.1 Government advice emphasises the importance attached to clear aims, objectives and targets in Local Plans. These give the Plan direction, can be used to monitor the success of the Plan, and help in future reviews.

2.2 The aim should be a succinct but comprehensive statement of what the Plan is seeking to achieve. Taking account of the Borough Council’s Corporate Priorities (the economy, transport, crime, health and the environment), and the need to protect the interests of future generations, the following aim is included:

To provide for a sustainable pattern of land use, development and transport which best protects and enhances the environment, meets the social and economic needs of the community, and maintains the ability of future generations to meet their own needs.

2.3 This takes account of the regional and structure plan aims, providing an avowedly sustainable basis for the development of the Borough and for the meeting of social and economic needs. It explicitly recognises the need to consider the position of future generations.

2.4 This aim is supported by objectives, which set out what the Local Planning Authority is seeking to achieve in more detail. The objectives, classified generally as environmental, social or economic but not in any order of precedence, are as follows:

Environmental Protection Objectives

(i) To minimise the pollution of air, water and land.

(ii) To protect and improve the landscape quality and character of the countryside.

(iii) To protect and improve the quality and character of settlements.

(iv) To preserve and enhance the historical, geological and cultural heritage.

(v) To maintain and enhance biodiversity.

(vi) To minimise the use of non-renewable resources including fossil fuels, minerals, water and the best agricultural land.

(vii) To control the location and design of development to reduce the need to travel.

(viii) To seek a more sustainable and balanced transport system based upon reduced dependence on the car and increased emphasis on energy efficiency, public safety, public transport, cycling and walking.

(ix) To ensure the use of good design and materials which respect and enhance local character and distinctiveness.

(x) To promote the reduction, re-use and recycling of waste.

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Social Needs Objectives

(xi) To make the most efficient use of land and maximise the benefits from its use and development.

(xii) To improve public amenity, health and safety.

(xiii) To meet the housing needs of all sections of present and future generations.

(xiv) To ensure that all sections of present and future generations have access to high quality community and recreational facilities and that new developments make appropriate provision.

(xv) To take account of public opinion in assessing the needs of present generations.

Economic Needs Objectives

(xvi) To promote economic prosperity and diversity, ready access to employment for all sections of present and future generations and the success of established employers.

(xvii) To increase the economic viability and self-sufficiency of settlements and rural areas.

(xviii) To provide for a range of accessible shopping facilities which meet the needs of all sections of the community.

(xix) To protect and enhance the vitality and viability of Taunton and Wellington town centres.

STRATEGY

2.5 In order to achieve these objectives, and thus to promote sustainable development, a clear land use and transport strategy is required. The clearest guidance from the Government on this issue is set out in PPG13, ‘Transport’. The main themes of PPG13 are set out below.

(i) Location of development and traffic growth:

• Locate development where it is readily accessible by a choice of transport modes. This is particularly important for major generators of travel demand.

• Group facilities together (shops, offices, leisure, etc.) so that one journey can serve several purposes. This will help reduce the length and number of journeys.

• Strengthen existing local centres, both in rural and urban areas, so as to improve their vitality and viability and, in addition, reduce travel.

• Adopt parking policies which limit car parking provision for developments and in other locations.

PPG13's emphasis on containing growth in car travel and providing alternatives are of paramount importance. Traffic growth threatens not only air quality, but also climatic change, the quality of the environment generally,

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public health and safety and the continued protection of landscapes and habitats. Local authorities are now required to foster forms of development which encourage walking, cycling and public transport use.

(ii) Housing:

• Locate housing where it can provide a choice of means of travel to other facilities.

• Increase housing densities near major public transport corridors. • Locate the maximum amount of housing possible to existing large

urban areas where there is already a good range of facilities (shops, schools, employment, etc.)

• Give priority to redeveloping existing under-used sites and properties. • Only permit significant additional housing within or adjoining villages

where it would support local services such as schools or shops, which could become unviable without some modest growth, meet local housing needs and where the development would respect the character of the village.

• Maintain and where appropriate increase residential densities

(iii) Employment and freight:

• Seek to provide locations for offices and other employment intensive uses at sites in urban centres which are easily reached from local housing by public transport, cycling and walking.

• Allocate sites which are unlikely to be served by public transport for uses which are not employment or travel intensive.

• Encourage the carriage of freight by rail or water rather than by road wherever it can provide a viable alternative.

• Allocate sites for distribution and warehousing, particularly of bulky goods, which are readily accessible to the trunk road network (avoiding direct access) while making potential access to wharves, harbours or railway sidings possible in the future.

(iv) Retailing:

The primary aim here is to maintain and enhance the vitality and viability of town centres, particularly as they act as the focus for the public transport network, consequently offering access to a wide range of facilities and uses. In addition:

• Adopt a ‘sequential test’ for determining the appropriateness of locations of retail development.

• Local convenience shopping (at an appropriate scale) should be encouraged in local and rural centres so as to avoid the need to travel to find alternative provision.

• Large residential developments should provide local shopping facilities.

(v) Leisure, tourism and recreation:

Again the emphasis is on concentrating facilities within town centres and at other locations well served by public transport. In addition:

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• Maintain and encourage the provision of local leisure and entertainment facilities.

• Make provision for attractive and accessible local play areas, public open space and other recreation facilities.

(vi) Education and other public facilities:

• Locate facilities such as schools, branch libraries, health centres, etc., within residential areas or at local centres so that they are accessible on foot and bicycle.

2.6 The Issues and Options Report, which formed the pre-deposit consultation for the Taunton Deane Local Plan, discussed four options (strategies) for accommodating projected growth in housing and employment. These were:

(i) Concentration in Taunton on large sites; (ii) Concentration in Taunton on small sites; (iii) Concentration in rail corridor; (iv) A mixture of the best elements of the above in a ‘preferred strategy’.

2.7 The basic elements of the preferred strategy were as follows:

• To focus the majority of development in Taunton, but with a significant allocation at Longforth Farm, Wellington.

• To accommodate most of the housing and employment requirements on large sites which enable significant development contributions towards new infrastructure and community services.

• To locate large sites adjacent to existing or proposed main bus and rail routes.

• To identify small sites within the urban area in order to provide an element of choice and reduce the overall need to travel.

2.8 This approach conformed with the Local Plan objectives, the principles of sustainable development and the key advice of PPG13 and RPG10.

2.9 The strategy now proposed for the Plan has been developed having regard to the key advice and approaches outlined above. The emphasis of the strategy is on locating development where it will have least environmental impact, with particular importance attached to travel reduction. The Plan therefore adopts a ‘sequential approach’ to the allocation of development sites, which defines some sites as preferable to others.

2.10 The basic premise is that development is concentrated in the towns, particularly Taunton, to minimise its environmental and travel implications. The preferred location is on under-used land within the existing urban areas. Such sites can be less attractive to developers than greenfield ones, and it is important that those allocated for development in the Local Plan are developed as early as possible in the Plan period. Government advice, contained in PPG3, requires that plans introduce phasing arrangements to ensure that brownfield housing sites are developed before greenfield allocations. The phasing arrangements are set out in the Housing chapter. The more central sites are particularly suitable for travel intensive uses, such as offices, retailing and higher density housing. Further from the town centre, proposals are limited to other uses such as industry and warehousing where the travel generation is lower. The most effective use of land will be achieved by maximising the density of development, subject to design, travel and other constraints. Because

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protection of the urban environment is of continued concern, development will seek to avoid important open spaces and ‘green wedges’ in the settlements.

2.11 The preparation of the Local Plan has involved consultation with developers, landowners and the public, as well as detailed studies of the settlements. The potential of brownfield sites for housing, employment and other appropriate uses has been carefully considered, in accordance with PPG3. An Urban Capacity Study, jointly funded and managed by the Borough Council and a group of developers, was completed by consultants in 2001. The study’s conclusion was that the Borough’s urban areas could accommodate approximately 822 dwellings in the remainder of the Plan period. The Plan’s housing allocations have been revised in the light of the study, as set out in the Housing chapter.

2.12 The Urban Capacity Study has identified the potential for housing development in urban areas, including brownfield land. However, brownfield allocations are not sufficient to meet the development needs set out in the Structure Plan. Accordingly, some greenfield development will be necessary. It is considered that the most sustainable form of greenfield development is to allocate major sites with community, shopping, educational and employment provision, and good public transport links to a town centre. This will help to minimise the need to travel for residents and ensure public transport is available for trips into the town centres. A variety of sites, in terms of size and distribution, help to provide local choice.

2.13 The requirements of freight-orientated development, particularly industry and storage, means that sites close to the main road and rail network are required. To underpin the continued economic success of the area, strategic road-related sites are needed in locations well related to the towns. The low employment densities associated with these uses make such allocations acceptable in sustainability terms.

2.14 Policies for the rural areas need to promote small-scale, employment-generating development and the provision of local needs housing, whilst protecting the character of the countryside and minimising travel implications. Accordingly, a more relaxed approach to small-scale employment and community development is proposed. Conversely, new housing should be extremely limited, reflecting local needs such as affordable housing, the strengthening of local services and resultant environmental improvements.

2.15 As well as the land use strategy, it is important that transport policies and proposals are incorporated if the objectives of minimising travel and promoting alternatives to the car are to be met.

2.16 This strategy is summarised in the following 10 strategy statements:

(i) To locate the majority of development in or adjacent to Taunton.

(ii) To locate a significant proportion of development in or adjacent to Wellington.

(iii) To provide for sensitive small-scale economic and community development in rural areas.

(iv) To limit housing in rural areas to small sites within settlements which offer a range of community facilities.

(v) To maximise the amount of development on under-used sites within the towns.

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(vi) To provide for most greenfield residential development on large sites which incorporate community facilities and access to public transport corridors.

(vii) To locate developments which are major generators of travel demand, such as retailing and offices, at Taunton and Wellington town centres or other public transport nodes.

(viii) To locate major generators of freight traffic with convenient access to the rail and major road network.

(ix) To retain important open spaces and green wedges within settlements.

(x) To provide a comprehensive network of safe public transport, cycling and walking facilities, introduce selective parking restraint and develop the minimum necessary new or improved road links.

MONITORING AND REVIEW

2.17 Each of the objectives and strategy statements has been assigned one or more indicators. These will be used to monitor the success of the Plan in terms of implementing its strategy and meeting its objectives. Further details are set out in Chapter 20.

ENVIRONMENTAL APPRAISAL

2.18 The policies, proposals and strategy of the Plan have been subject to an environmental appraisal as recommended in PPG12. The full results are set out in the separate Environment Appraisal Document, available from the Borough Council. They compare the likely impact of the Local Plan with the likely situation were there to be no Local Plan, assuming the same levels of growth.

2.19 The objectives, strategy and general policies of the Local Plan cover a wide range of environmental issues and show a beneficial environmental impact. Only a few environmental disadvantages have been found to be likely, and these are justified by the overall benefit of the particular policy.

2.20 The development proposals of the Plan show up a number of environmental disadvantages, as would be expected. The overall level of development is decided outside the Local Plan process. Accommodating development at the levels necessary necessitates the development of sites with environmental disadvantages, particularly their landscape and agricultural land quality impact. Overall the sites chosen are those with least damaging impact. Many developments, particularly those in the centre of Taunton, are considered to have overall environmental benefit. Sites such as Tangier and Firepool are highly sustainable, being brownfield and highly accessible by modes other than the car, and are thus very appropriate in terms of the criteria for assessing site opportunities specified in PPG3. The influence of this PPG on Plan preparation is also reflected in the Local Plan strategy, the preparation of the Urban Capacity Study, and the broadly sequential approach used in selecting sites for allocation (giving priority to previously developed land in towns, followed by self-contained developments on urban extension sites with access to jobs, services and public transport; for example, at Monkton Heathfield).

2.21 The transport proposals of the Plan, primarily within Taunton, provide significant environmental benefits overall. A key question, however, lies in the level of road

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building considered necessary. The specific road proposals all have environmental benefits, particularly in the town centre, but are likely to lead to additional traffic growth overall, by increasing capacity for car use.

2.22 On balance, the Plan is considered to be environmentally beneficial overall.

OUTLINE OF LOCAL PLAN PROPOSALS

2.23 The residual housing requirement, detailed further in the Housing chapter, amounts to some 2,650 dwellings. Some 80 hectares of employment land are also needed, as detailed in the Economy chapter. The main development proposals of the Local Plan are set out in the following table:-

Houses Employment Land (Ha)

Norton Fitzwarren 770 8.2

Monkton Heathfield 1000 14.0

Cades Farm 250 0

Chelston sites 0 23.5

East of Henlade 0 10.0

Other Taunton brownfield 538 9.8

Other Taunton greenfield 140 9.4

Wellington brownfield 150 2.6

Rural 136 1.0

Total 2984 78.5

2.24 In terms of the strategy, this can be expressed as follows:

(i) Proportion of development in or adjacent to Taunton:

housing: 82%, employment: 65%.

(ii) Proportion of development in or adjacent to Wellington:

housing: 13%, employment: 33%.

(iii) Proportion of development in rural areas:

housing: 5%, employment: 1%.

(iv) Proportion of development on urban under-used sites:

housing: 51%, employment: 26%.

(v) Proportion of greenfield housing on self-contained sites:

66%.

Clearly, the proposals are closely in line with strategy.

STRATEGIC POLICIES

2.25 For ease of reference, the plan’s policies are divided into chapters, reflecting their subject or geographical area. However, many issues are relevant to all or most types of development and across the Borough. Accordingly, a number of ‘strategic’ policies are included in the plan. These provide the background to development proposals throughout the Borough.

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The Control of Development

2.26 The main power of the Local Plan is through its influence over decisions on planning applications. To understand the limitations on this power, a number of legal definitions need to be understood.

2.27 ‘Development’ is the carrying out of building, engineering, mining or other operations in, on, over or under land or making a material change in the use of buildings or land. Planning control, and therefore the Local Plan, generally relates only to development.

2.28 The ‘development plan’ consists of the adopted Local and Structure Plans for an area, taken together.

2.29 A key section of the Planning Act relates to the role of the development plan in considering applications for planning permission. This section, known as Section 54A, states that:

‘Where, in making any determination under the Planning Acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise.’

2.30 This section gives substantial weight to the policies and proposals of this Local Plan, as the detailed part of the development plan. However, there will be cases where ‘material considerations’ indicate that the Plan should not be followed. Where a Local Plan is set aside, this is known as a ‘departure’. Such departures can and do occur, and the Local Planning Authority will consider the following tests when considering proposals which do not accord with the development plan:

(i) Does the proposal contribute to a national or local need or further the strategy and objectives of the development plan to an extent which outweighs the importance of the particular policies?

(ii) Are alternative ways of achieving the benefits unfeasible or conflict more with development plan policies?

(iii) Is the proposal so urgent that it cannot await the next Local Plan review?

(iv) Are the best available mitigation measures incorporated to minimise any adverse environmental impact or other harm?

2.31 Where such a ‘departure’ is supported by the Local Planning Authority, it may be necessary to refer the decision to the Secretary of State. This is required where a departure application which the Council do not intend to refuse is of a significant scale (such as more than 150 houses or 5,000 square metres gross of retail, leisure, office or mixed commercial floor space) or in specific other circumstances set out in a Ministerial Direction, currently The Town and Country Planning Development Plans and Consultation (Departures) Directions 1999, Part 3.

General Requirements

S1 Proposals for development, taking account of any mitigation measures proposed, will be required to meet the following criteria, in addition to any other Development Plan policies which apply in a particular case:

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(A) additional road traffic arising, taking account of any road improvements involved, would not lead to overloading of access roads, road safety problems or environmental degradation byfumes, noise, vibrations or visual impact;

(B) the accessibility of the development by public transport, cycling and pedestrian networks would be consistent with its likely trip generation and minimising the need to use the car;

(C) the proposal will not lead to harm to protected wildlife species or their habitats;

(D) the appearance and character of any affected landscape, settlement, building or street scene would not be harmed as a result of the development;

(E) potential air pollution, water pollution, noise, dust, glare, heat, vibration and other forms of pollution or nuisance which could arise as a result of the development will not harm public health or safety, the amenity of individual dwellings or residential areas or other elements of the local or wider environment;

(F) the health, safety or amenity of any occupants or users of the development will not be harmed by any pollution or nuisance arising from an existing or committed use;

(G) the safety of any occupants or users will not be at risk from ground instability; and

(H) the site will be served by utility services necessary for the development proposed.

2.32 Policy S1 provides a wide ranging set of criteria against which to assess planning applications. This will ensure a consistent approach to the decision-making process. It is supplemented by more specific policies for particular areas, such as Areas of Outstanding Natural Beauty, or particular types of development, such as housing. These will provide additional or more specific criteria, or occasionally will relax specific requirements of policy S1. Unless stated otherwise, policy S1 will apply to all proposals for development in addition to any other policy. Applicants may be required to provide additional information where the Council consider it necessary to fully assess a development proposal.

2.33 In some cases an Environmental Impact Assessment (EIA) may be required. An EIA is mandatory for development of a type listed in Schedule 1 of the Town and Country Planning (Environmental Impact Assessment) Regulations 1999. For development in Schedule 2 of those regulations, the Borough Council must make its own formal determination of whether or not an EIA is required, taking into account selection criteria, including the characteristics of the development, its location and potential impact.

Transport Implications

2.34 Clearly the travel implications of a development will vary with its location, scale and type, but the requirements of policy S1 will be generally relevant. These impacts can be direct, such as road safety, amenity or congestion effects. They can also be more dispersed, particularly the impact on climate change and on the use of non-renewable fossil fuels. The Local Plan strategy has at its heart the need to reduce travel and promote more sustainable forms of travel. The location of new development where there is a choice of transport modes is one of the important elements of this. Policies H2 (housing), EC1 (business, industry and warehousing) and EC10 (shopping) give more specific requirements for the main land uses.

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Protected Species

2.35 The protection of the ecological heritage, often referred to as biodiversity, is crucial to sustainable development. Known sites of local, national and international wildlife importance are protected by site-specific policies (EN1-3). However, certain individual species are protected by law; these may be found elsewhere and policy S1 carries forward this protection. Protected species are taken to include badgers (which are specifically protected by the Protection of Badgers Act 1992) and those listed in the following legislation:

Wildlife and Countryside Act 1981, Schedules 1 (birds), 5 (animals) and 8 (plants).

EC Wild Birds Directive 1979, Annexe 1

EC Habitats Directive 1992, Annexes 2 and 4.

It is an offence to damage or destroy these animals or their breeding sites or nesting places. Accordingly, proposals affecting protected species or their habitats must include satisfactory measures for their protection and conditions will be imposed or obligations sought as necessary. Nature conservation organisations such as English Nature and Somerset Wildlife Trust are valuable sources of advice on the impact of development on protected species and potential mitigation measures which may be employed in development proposals. A particular case concerns nesting sites in buildings being converted, referred to in policy EN4. Where adequate protection cannot be afforded in this way, developments will not be permitted without a very strong overriding need. The Environment Agency is another useful source of advice, notably for species like the otter and water vole.

Visual Impact

2.36 The visual impact of new development has been a significant concern of planning for many years. While the design of development is clearly important, and is covered in policy S2, the principle of development on a particular site will have visual implications. The need to protect the character of the environment applies throughout Taunton Deane. However, certain areas are more sensitive or more protected by other policies. Landscapes defined as Areas of Outstanding Natural Beauty are of national importance; policy EN10 applies. Locally important landscape features are subject to policy EN11. Similarly, the special or historic built environment is protected by conservation area and listed building legislation and development affecting them is of particular weight in the planning process. Policies EN14-19 apply.

Pollution, Amenity and Safety

2.37 Many developments can lead directly or indirectly to pollution or nuisance, so it is important the possible effects of these are understood and minimised. The impact of emissions into the air and water including noise, glare and dust, can impact on wildlife, the character of an area and the amenity of nearby residences. Conversely, the development of new houses and other sensitive developments should avoid areas affected or likely to be affected by a use which would be incompatible as a result of its environmental impact. The policy will act to separate incompatible developments.

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Other Limitations

2.38 Policy S1 will also help to ensure that new development avoids areas likely to be at risk from subsidence, landslides or other aspects of ground instability. This is not thought to be a particular issue in the Plan area. The need for appropriate utility services such as electricity, gas, sewerage, water supply and telecommunications is clear, and the policy refers to this in general terms.

Planning Obligations

2.39 Planning Obligations under Section 106 of the Planning Act (known as ‘Section 106 Obligations’) are an important tool which allow developments to overcome many potentially decisive obstacles. In particular, obligations can involve financial contributions towards infrastructure or other projects some distance away from the site. However, it is vital to ensure that planning permissions are not bought or sold, or seen to be so. Accordingly, Circular 01/97 sets out the tests to be applied to benefits sought through planning obligations. The tests are that obligations should be ‘necessary, relevant to planning, directly related to the proposed development, fairly and reasonably related in scale and kind to the proposed development and reasonable in all other respects. Acceptable development should never be refused because an applicant is unwilling or unable to offer benefits. Unacceptable development should never be permitted because of unnecessary or unrelated benefits offered by the applicants’. The Local Plan sets out specific elements which may be sought from new developments such as educational and transport provision, through the use of obligations. The provision sought should reflect the scale of the development and the need arising from it, taking account of the extent of any existing provision. The amount should be subject to negotiation between the relevant local authorities and the developer.

Design

S2 Development must be of a good design. Its scale, density, height, massing, form, layout, landscaping, colour, materials and access arrangements will be assessed to ensure that the proposal will, where reasonable and feasible:

(A) reinforce the local character and distinctiveness of the area, including the landscape setting of the site and any settlement, street scene and building involved;

(B) incorporate existing site features of environmental importance; (C) reinforce nature conservation interest; (D) minimise the creation of waste in construction and incorporate

recycled and waste materials; (E) include measures to reduce crime; (F) minimise adverse impact on the environment, and existing land

uses likely to be affected; (G) include facilities to encourage recycling; (H) make full and effective use of the site; (I) subject to negotiation with developers, incorporate public art;

and (J) include measures to promote energy efficiency.

2.40 If the principle of a use or development is acceptable, it is vital that a good quality design is followed in its construction. Policy S2 sets out the broad parameters against which all design proposals will be assessed. The criteria cover both the

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visual impact of any proposal and other important design issues such as nature conservation. The emphasis on sustainable development means that new development should incorporate recycled and waste materials where practical, to reduce the demand for primary materials. The Government has set itself a target of reducing the use of primary aggregates in construction. The Government is also committed to reducing the UK’s energy bill, conserving finite resources and reducing greenhouse gas emissions, in which the design of energy efficient development can play an important part. Therefore the sensible location and orientation of buildings, glazing and landscaping, etc., to reduce the energy requirements of new development, will be encouraged.

2.41 Particular emphasis is laid in this Plan on the local character and distinctiveness of the Borough as a whole and of all areas within it. Applicants for planning permission should submit a statement setting out the design principles adopted for the proposal, including written and illustrative material as appropriate. The level of information required will reflect the scale, nature and setting of the proposal.

2.42 Developers should aim to award unique qualities and local distinctiveness to new developments via the inclusion of public art. The Council will seek to negotiate with developers to incorporate design elements which enhance schemes, particularly in major developments, or within sites of public interest. Such features could include exterior details such as hard or soft landscaping, street furniture, brickwork, murals, glasswork, sculptures, water features or clocks. Interior enhancements could be in the form of textiles, banners, colour schemes, ceramics, lighting, signage or seating. The Percent for Art scheme advocates an early allocation of finance towards the creation of public art, thereby stimulating cultural, economic, social and environmental benefits. The Borough Council will actively encourage developers to contribute one percent of the cost of new developments to this national scheme.

2.43 The open countryside is particularly sensitive to development, so policy S7 gives further guidance for design outside settlements.

Mixed-Use Developments

S3 Proposals incorporating a mix of uses will be permitted, provided that:

(A) only uses which accord with the development plan policies applying to the site or area are incorporated, including the accessibility of the site for non-car transport modes;

(B) only uses which would be compatible with each other and the surrounding area are incorporated, taking account of any mitigation measures proposed; and

(C) the scheme is designed as a unified whole.

Proposals forming part of a larger mixed-use allocation (policies T2, T3, T4 & T8) will be permitted provided that they do not prejudice the comprehensive and co-ordinated development of the whole allocation and the delivery of necessary infrastructure.

2.44 Government policy set out in PPG1 emphasises the importance attached to promoting mixed-use developments. Benefits arise from the potential increase in activity throughout the day from a range of uses compared with a single use, and from the reduction in the need to travel for a range of facilities. However, there are problems which can arise by the introduction of incompatible activities, or poorly considered overall design.

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2.45 Mixed-use developments will not be permitted where they incorporate uses which would individually not be permitted at that location. For example, the inclusion of retail development will be subject to the same tests as a retail-only development, as set out in policy EC10 and elsewhere.

2.46 The Plan makes a number of proposals incorporating a mix of development types. The main ones are:

Norton Fitzwarren (Housing, employment, local centre)

Monkton Heathfield (Housing, employment, local centre, school)

Firepool (Housing, retail, employment, leisure)

Tangier (Retailing, employment, housing, leisure) Priorswood SWEB Depot (Housing, employment)

Tonedale Mill (Employment, housing, tourism, leisure, cultural)

The vast majority of housing and employment development proposals are contained within these sites.

SETTLEMENT POLICY AND THE PATTERN OF DEVELOPMENT

2.47 One of the key parts of the framework for guiding development to the most appropriate locations is a set of policies collectively known as settlement policy. This approach assesses the ability of settlements to absorb new development in the most sustainable fashion, and then provides a guide to the level of allocations and other development to be allocated to each one. Settlements are typically classified into a hierarchy of types, based on size, location, level of services and employment and other relevant factors. This approach generally reflects the approach advocated in PPG7 and PPG13.

2.48 The Structure Plan puts forward a development strategy which aims to focus most growth in the larger settlements, in accordance with sustainable development principles. The settlement hierarchy and development policies are set out in policies STR2 - STR6 and generally refer to towns, rural centres, villages and open countryside.

Towns

2.49 Taunton and Wellington are defined as towns. In the Structure Plan, policies STR2 and STR4 state as follows:

STR2 (List of 15 settlements including Taunton and Wellington) are identified as Towns. They will function as locations for employment and shopping, cultural, community and education services and residential use. Taunton and Yeovil will provide a sub-regional role for certain services including shopping and financial & administrative services.

STR4 New development should be focussed on the Towns where provision for such development should be made in accordance with their role and function, individual characteristics and constraints. Priority should be given to the re-use of previously developed land and to the encouragement of mixed-use development.

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The Taunton and Wellington chapters set out specific proposals and policies in line with these strategic considerations.

Rural Centres

S4 Bishops Lydeard and Wiveliscombe are defined as rural centres, appropriate for selective development which enhances or maintains their local social and economic role and environmental quality and is unlikely to lead to a significant increase in car travel.

2.50 The Structure Plan requires that local plans define as rural centres those settlements which act as focal points for local employment, shopping, social and community activity. Provision should be made for development which will sustain their roles.

2.51 Bishops Lydeard and Wiveliscombe are considered to be the two settlements which fit this description. Both have a population of approximately 2,500 and a range of services and employment serving more than the immediate settlement. Both are on well-served bus routes into Taunton and can accommodate development of an appropriate scale. Accordingly, the Bishops Lydeard and Wiveliscombe chapters allocate small sites for development and contain other policies and proposals to support their rural centre roles.

2.52 Milverton and North Curry have, in the past, been given equivalent status. However, these settlements are significantly smaller and their employment, shopping and service provision is not at the same level. Policy S5 defines them as villages.

Villages

S5 Ashbrittle, Ash Priors, Bishopswood, Blagdon Hill, Bradford-on-Tone, Burrowbridge, Cheddon Fitzpaine, Churchinford, Combe Florey, Corfe, Creech St. Michael, Fitzhead, Halse, Hatch Beauchamp, Henlade, Kingston St. Mary, Langford Budville, Lydeard St. Lawrence, Milverton, North Curry, Nynehead, Oake, Pitminster, Ruishton, Sampford Arundel, Stoke St. Gregory, Stoke St. Mary, West Bagborough, West Buckland and West Monkton are defined as villages. Development in villages will be limited to small scale proposals which support their social and economic viability, maintain or enhance their environmental quality and are unlikely to lead to a significant increase in car travel.

2.53 The Structure Plan requires that settlements which provide limited local services should be identified as villages. They may be appropriate locations for development limited to that compatible with their local need, individual roles, characteristics and physical identities. The rural settlements have been carefully examined to see if they should be so identified. The following guidelines have been used:

(i) Size: a defined village should not normally have fewer than 50 dwellings within or closely associated with the village envelope, including any outstanding development commitments. This will help to ensure that the local services remain viable and that there is scope for additional development without impinging too much on the rural character of the area.

(ii) Services: one or more of a primary school, shop, village hall or post office facility must be open and appear to be reasonably viable.

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(iii) Development: there should be potential for some development within the village.

A limitation to small-scale proposals in relation to the size of the village would be appropriate in the light of these factors and the strategy of rural restraint set out in an earlier section. The preparation of Village Design Statements by local communities will often help to emphasise the important aspects of local distinctiveness for each village and help to ensure that new development fits its surroundings. Such statements may be suitable for adoption as supplementary planning documents.

2.54 There are considered to be 30 settlements which should be classified as villages and subject to policy S5. Each of these villages is described in the settlement chapters. The level of development proposed for the villages is small; some 100 or so dwellings in total. The new village of Cotford St. Luke on and adjoining the site of the old Tone Vale hospital is subject to a separate policy S6 because of the level of development committed there.

2.55 A number of smaller settlements have, over time, been incorporated within, or become associated with, the urban fabric of Taunton and Wellington. While such settlements often retain their pre-existing individuality, they can no longer be regarded as ‘villages’ in a planning sense. The term ‘associated settlement’ is used for them, and applies to settlements such as Norton Fitzwarren, Trull and Rockwell Green. More details are set out in the Taunton and Wellington chapters.

Cotford St Luke New Village

S6 Cotford St. Luke (previously Tone Vale) is defined as a new village.

2.56 The West Deane Local Plan defined the then hospital of Tone Vale as a new village with proposals for 600 dwellings, services and associated development. The proposals were subsequently granted permission and development has commenced. It is now expected that about 850 dwellings will be completed on the same area, reflecting the higher densities that have been sought through detailed permissions on the site. While the policies for the new village are intended to promote a local rural design, Cotford St. Luke cannot be considered a village in the same way as those set out in policy S5. Accordingly policy S6 defines it as a ‘new village’.

Outside settlements

S7 Outside defined settlement limits, new building will not be permitted unless it maintains or enhances the environmental quality and landscape character of the area and:

(A) is for the purposes of agriculture or forestry; (B) accords with a specific development plan policy or proposal; (C) is necessary to meet a requirement of environmental or other

legislation; or (D) supports the vitality and viability of the rural economy in a way

which cannot be sited within the defined limits of a settlement.

New structures or buildings permitted in accordance with this policy should be designed and sited to minimise landscape impact, be compatible with a rural location and meet the following criteria where practicable:

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(E) avoid breaking the skyline; (F) make maximum use of existing screening; (G) relate well to existing buildings; and (H) use colours and materials which harmonise with the landscape.

2.57 Outside the defined settlements of towns, rural centres and villages, there is very limited scope for development. Both Government policy, set out in PPG7, and policies in the Structure Plan require that ‘strict control’ is exercised over development in the open countryside. Accordingly, a number of strict tests are incorporated in policy S7 which relate to development outside the defined limits of settlements. The general tenor of national countryside policy is that development should both benefit the economy and maintain or enhance the environment. The four criteria (A)-(D) give the main forms of development likely to be appropriate. Agricultural and forestry developments will generally be appropriate in the countryside along with certain other developments such as water treatment works, conversion of rural buildings and some affordable housing schemes. These exceptions to the normal strict control are set out in specific policies. Where development is permitted in the countryside, in accordance with a specific policy or as an exception, particular care should be taken to respect the rural character of the area in its size, siting, landscaping and design, minimising undesirable impacts on the landscape. The definition of agriculture for the purposes of this policy is set out in the Planning Act and includes related activities such as horticulture.

2.58 The criteria of policy S7 must be read particularly in conjunction with the guidance in policy S2, which also applies. The need to respect the local distinctiveness of the area (policy S2, criterion (A)) will be particularly important in countryside locations and will usually involve close attention to the characteristics of the local traditional building styles. The Royal Fine Art Commission provides advice on the use of colours on large buildings in the countryside. It advises the use of dark colours, and in particular roofs to be darker than the walls.

Best and Most Versatile Agricultural Land

S8 Development outside the limits of a settlement which involves the permanent loss of the best and most versatile agricultural land (grades 1, 2 and 3a) will only be permitted where:

(A) development of agricultural land is unavoidable in the absence of opportunities on previously developed sites and on land within the boundaries of settlements; and

(B) the sustainability benefits of developing such land outweigh the benefits of developing lesser quality agricultural land that is available.

2.59 National policy set out in PPG7 is to retain the best and most versatile agricultural land as a resource for the future. This advice is reflected in the Local Plan’s objectives and the decisions on allocations. Policy S8 sets out the approach which will be adopted for proposals which come forward on the best and most versatile agricultural land. In criterion (B), sustainability benefits might be the benefits of developing a site with good accessibility by modes other than the car, or a location minimising the need to travel. Also they could include the sustainability benefits of not developing land which, though of relatively low agricultural quality, is of importance in terms of biodiversity, landscape quality, amenity value or heritage interest.

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Taunton Town Centre

S9 Within Taunton town centre, development proposals that enhance its sub-regional role and the quality and character of its surrounding environment will generally be supported.

2.60 Taunton town centre provides an attractive focus for a range of leisure, retail and other commercial facilities. It remains the most accessible location in the sub region. It possesses a main line railway station, is the focus for public transport provision and possesses the largest potential ‘walk in’ catchment within the County, including large numbers of residential properties within the centre itself.

2.61 However, in order to retain and enhance its focus as the most sustainable development location, the quality of its physical and environmental fabric requires continued investment. A number of sites within the town centre have been identified through the Local Plan process for regeneration opportunities. These include Firepool and Tangier. Redevelopment of such sites contributes to the enhancement of the sub-regional role of the town centre and, through the re-use of previously developed land, contributes to environmental enhancement and the perception of a prosperous and vibrant place to live and visit.

2.62 However, other areas within the town centre are also under-utilised or add little to the perception or reality of the town centre as an attractive place to visit and live. If the town centre is to retain and build on its attractiveness it must work in partnership with the local community, developers and other public and private sector bodies to enhance its role and function in line with the Local Plan strategy and other corporate documents such as the Taunton Vision Report (see paragraphs 1.24 - 1.26). Within the Local Plan period, additional redevelopment opportunities will undoubtedly occur, although these opportunities must be designed to be appropriate to and enhance the character and quality of this environment rather than simply embracing development for its own sake. Government policy statements such the 2000 White Paper, ‘Delivering an Urban Renaissance’ and PPG6 are also firmly supportive of measures to promote town centre enhancements as a means of promoting vitality and viability, creating quality, mixed-use and sustainable living environments.

2.63 As opportunities for major potential redevelopment sites within the town centre are identified the Borough Council will, in consultation with interested parties, prepare supplementary planning guidance to supplement the Local Plan policies relevant to the opportunities and proposals for that site.

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CHAPTER 3 HOUSING

HOUSING REQUIREMENT

3.1 The Local Plan is required to be in ‘general conformity’ with the Structure Plan. One of the key Structure Plan policies is Policy 33, which states (inter alia):

Provision will be made for about 44,800 dwellings over the period 1991 - 2011. This requirement will be distributed in accordance with strategy as follows:

District Additional Dwellings Proposed

Mendip About 8,950

Sedgemoor About 9,200

South Somerset About 13,700

Taunton Deane About 10,450

West Somerset About 2,400

3.2 The role of the Local Plan is therefore to allocate sufficient housing sites to ensure that all sources of new housing contribute about 10,450 additional dwellings over the period 1991 - 2011.

3.3 At 1st April 2001, there were 5,134 dwellings completed, and at that time there were a further 502 dwellings under construction, and 1,119 with planning permission. There were also 258 dwellings on other sites that were either awaiting the signing of Section 106 agreements, or where a planning application was under consideration but had not been determined.

Urban Capacity/Brownfield Development

3.4 The Local Plan allocates a number of previously developed sites for housing development, in line with the sequential approach set out in the Strategy chapter