Mendip District Council Local Plan

Content

1. INTRODUCTION ............................................................................................................................... 4

2. HOW TO USE LOCAL PLAN .............................................................................................................. 6

9. MEETING THE COMMUNITY’S SOCIAL NEEDS .............................................................................. 67

This Local Plan is all about people and improving their quality of life. That’s why this Council chose to invest so much energy in engaging with local people in working up the Draft Plan. In fact, we met with well over 6,000 Mendip residents at workshops and other open events over a three year period. This enabled us to produce a Plan based upon a good understanding of what people value about their community, the problems they face and the part that planning decisions can play in improving their quality of life.

The Plan’s Strategy and objectives were informed by the early involvement of groups and organisations from the public, private and voluntary sectors, which have an economic, social or environmental remit. This helped to set the process off on the right foot and helped to produce a Local Plan designed to promote and improve the economic, social and environmental well-being of the District’s communities.

This Plan is not simply about a better quality of life now, it also seeks to ensure a better quality of life for future generations as well. This is the goal of "sustainable development", a concept that has underpinned the preparation of this Plan from the outset. To understand how the principles of sustainable development have had an impact on planning policy in Mendip, I recommend that you begin by reading the Local Plan Strategy (Section 3).

Planning decisions are only part of the means by which quality of life can be improved. That is why the preparation of this Plan has taken account of other strategies, plans and policies that impact on local communities. In the case of some plans, such as the Council’s Housing Strategy for example, there has been a high degree of co-ordination to better address issues, needs and priorities.

This Council is committed to keeping its planning policy framework relevant and up-to-date. To help achieve this, we are further developing our existing monitoring systems, so that aspects of the Plan that require review can be easily identified. A great deal has been learnt from the preparation of this Local Plan. The Council will build upon this success in future reviews.

I want to thank all who took part over the years and express my gratitude to the Mendip officers who have shown great judgement and given outstanding support to the Council members and the public throughout the process.

Councillor Greg King, Portfolio Holder for Planning Policy

December 2002

1.1 A local plan sets out a council’s policies and proposals for development and the use of land in its area now and in the future. The local community is always involved in preparing a local plan.

1.2 A local plan gives certainty to residents, developers and other interested people about how the council sees development taking place in its district. The plan is the first thing that is looked at when deciding a planning application. Occasionally, there may be other material considerations which are important enough to justify a decision which does not agree with the local plan.

1.3 The Mendip District Local plan will shape the way the District will develop up until 2011. This date has been chosen because it fits in with the end date of the Somerset and Exmoor National Park Joint Structure Plan Review adopted in April 2000 (see ‘Relationship to Other Plans’).

1.4 However, a local plan is not the whole story. The Development Plan for Mendip currently consists of both this Mendip District Local plan and the Somerset and Exmoor National Park Joint Structure Plan Review. The Structure Plan is prepared jointly by Somerset County Council and the Exmoor National Park Authority. Both the Structure Plan and the Local plan have to be looked at together to see the whole picture (see ‘How to use the Plan’).

1.5 The following local plans, which previously covered parts of Mendip District, ceased to have effect on 19th December 2002 when this Local plan was adopted:

• Frome Local Plan

• Glastonbury and Street Area Local Plan

• Shepton Mallet Local Plan

• Wells Local Plan

• Mendip Hills Local Plan

(Note that the Mendip Hills Local Plan also covers areas outside Mendip District and that it remains in force in those areas until replaced by adopted local plans for those areas.)

1.6 Mendip District Council has consulted more widely than ever before on what local people would like to see included in the Plan. We have tried to work closely with local people, parish, town and city councils, and local organisations within Mendip, as well as the consultees we are required to involve by law. A statement of consultations and public participation is reproduced as Appendix 1.

1.7 We have also tried to make local residents aware of other plans which affect what we can say in this Adopted Plan. We have encouraged people to comment on these. Mainly, this means the Somerset and Exmoor National Park Joint Structure Plan.

1.8 We have tried to make sure that this Adopted Local Plan reflects the views and aspirations of as many people as possible, as well as Mendip District Council’s corporate strategies and action plans.

Regional Planning Guidance for the South West and the Somerset and Exmoor National Park Joint Structure Plan Review

1.9 Mendip is not an island. Our Mendip District Local Plan has to fit in with Government guidance on how the planning system should operate and with other planning policies. In particular, it has to accord with Regional Planning Guidance for the South West and with the Somerset and Exmoor National Park Joint Structure Plan Review.

1.10 Regional Planning Guidance for the South West sets out an overall framework for development in the South West. For example, it sets a target for the number of new homes to be provided in each county.

1.11 The Somerset and Exmoor National Park Joint Structure Plan Review sets out the strategy for development in Somerset to 2011. For example, it indicates how many homes ought to be provided in each district council area in this period.

1.12 These local plans, prepared by county councils, cover quarrying, peat extraction and waste disposal. Somerset County Council is preparing both a Minerals Local Plan and a Waste Local Plan. Once these local plans are adopted, they too will form part of the Development Plan for this area. The Mendip District Local Plan does not deal with these issues.

1.13 Local authorities are required to keep under review the matters which may be expected to affect the development of their area. The Council will continue to monitor economic, social and environmental trends and factors affecting the District, to inform future reviews of the Local Plan. The Council will also monitor changes that occur in local, regional and national policy that may indicate the need for aspects of the Plan to be reviewed and updated.

1.14 It is important to know how effective the Plan’s policies and proposals are in achieving the Plan’s Strategy and strategic aims. Monitoring the Plan’s effectiveness will allow informed decisions to be taken in the future about how policies should be changed and improved to be more effective. One of the reasons why we have set out specific objectives in the Plan is to provide a clearer basis for monitoring than can be

provided by general aims. The Council will monitor whether the Plan’s policies are being implemented and how effective they are in achieving the Plan’s objectives.

1.15 The monitoring of the Local Plan will also be linked into other monitoring processes. The Council is currently working with other organisations, through the Mendip Strategic Partnership, to undertake community planning in Mendip. This community engagement work will include the development of local quality of life indicators. The monitoring process will also be linked with the monitoring of the Regional Planning Guidance, the Structure Plan and the Local Transport Plan and will be undertaken in line with the guiding principles of the Council's EMAS work.

1.16 For each policy of the Plan, the monitoring framework will identify relevant:

• objective(s) of the Plan

• target(s) - for example strategic housing and employment land requirements, the Plan’s windfall allowances, housing land recycling target and affordable housing targets

• indicator(s) of policy performance

• source(s) of monitoring data

1.17 The monitoring process will utilise indicators and data from existing sources, for example the Somerset Quality of Life Indicators, analysis of planning application and appeals decisions as well as results from annual survey work such as the Housing Land Availability and Industrial Land Availability surveys and occasional studies. The analysis will seek to identify whether the Plan's policies have been effectively implemented and whether they have achieved the intended purpose.

1.18 An annual Local Plan Monitoring Report will be produced. It will summarise the findings from the analysis, draw conclusions and make recommendations for further review.

THE SOMERSET AND EXMOOR NATIONAL PARK JOINT STRUCTURE PLAN

2.1 As indicated in section 1, the Development Plan for Mendip consists of both the Mendip District Local Plan and the Somerset and Exmoor National Park Joint Structure Plan. This means that this Adopted Local Plan has to be read in conjunction with the Adopted Structure Plan.

2.2 We have tried to avoid repeating in this Local Plan, matters which are already covered by the Somerset and Exmoor National Park Joint Structure Plan. For example, the type of settlement which should be considered to be a Village (for planning purposes), and the overall level of development appropriate in Villages, is currently set out in policies in the Structure Plan. So there is no need to repeat this in the Local Plan. The Local Plan simply defines exactly which settlements in the District will be treated as

Villages, and sets out specific policies for development of various forms in Villages. (The use of the word Village - with a capital ‘V’ - is purely a planning tool - there are many other small settlements in Mendip which local residents regard as villages!).

2.3 The Local Plan also needs to be read as a whole. One policy will rarely give the whole story. A good example is Policy E1 which says that business and some other types of development will be allowed in Towns. However, a planning application for new office premises within a Town would still need to be considered against all the other policies and proposals in the Development Plan (i.e. Local Plan and Structure Plan) which may be relevant to that application.

2.4 Policies which apply to all, or many, types of development will be found at just one point in the Plan, mostly in Section 4 - Building in Quality, rather than being repeated in several policies covering various forms of development. For example, Policy Q1 deals with design issues, Policy Q3 requires that adequate access is possible, and Policy Q8 may be relevant requiring a planning brief to be prepared before planning consent is granted.

2.5 The Plan is based on the principles of sustainable development, and an environmental appraisal has been carried out at various stages in the process as the Plan has progressed. This has meant that the strategy, objectives, policies and proposals of the Plan have been prepared in the light of the best environmental information available, and in tandem with emerging environmental strategies such as Local Agenda 21.

2.6 The environmental appraisal is set out in a series of background papers. Initially, the Plan’s strategy and objectives were appraised. An analysis of spatial patterns, including environmental, social, and economic trends was carried out for the whole District. This highlighted the more sustainable locations for development within the District. These were looked at in greater detail in the analysis of spatial patterns in Mendip’s towns. Finally, a series of potential sites were identified and an environmental appraisal carried out on a site specific basis.

2.7 The environmental appraisal can be found in the following documents:

• Environmental Appraisal Working Paper - Strategy and Objectives (Nov 1994)

• Strategic Analysis of Spatial Patterns in Mendip District - Level 1 Analysis (Feb 1996)

• Analysis of Spatial Patterns in Mendip’s Towns - Level 2 & 3 Analysis (Nov 1996)

• Environmental Assessment of Sites in the Mendip District Local Plan Consultation Paper (Oct 1997)

2.8 The Plan’s core strategy is set out in Part B (Section 3). This includes the role we expect settlements, and the remainder of the District outside settlements, to play in accommodating future development.

2.9 The key policies for delivering the core strategy, and against which applications for planning permission will be judged, are also set out in Part B (Sections 4 - 9). These sections are: ‘Building in Quality’; ‘Supporting the Mendip Economy’; ‘Town Centre Vitality’; ‘Protecting and Conserving Environmental Assets’; ‘Managing Energy and Resource Demand’; and ‘Meeting the Community’s Social Needs’. The objectives we are working towards are also set out here.

2.10 Areas of land which are allocated for particular uses are discussed in Part C, Proposals (Sections 11 - 16). Proposals are included for each Town (Frome, Glastonbury, Shepton Mallet, Street and Wells). Because of the close links between Street and Walton, they are considered together in Section 14. There are also site specific proposals in three Villages, Butleigh, Evercreech and Leigh on Mendip (Section 16).

2.11 The Proposals Map will be found at the end of the Plan. The Proposals Map defines sites for particular developments or land uses and the areas to which certain site specific policies apply. It also shows current designations for areas of land such as Conservation Areas. Because the District is too large to show meaningfully on one plan, the overall Proposals Map has been split into four areas centred on Frome, Glastonbury/Street, Shepton Mallet and Wells. Each Town and Village is then shown in more detail on individual Inset Maps. All the Proposals in Part C, and the areas to which particular Policies in Part B apply, are identified on the Proposals Map. Those Policies not specifically shown on the Proposals Map apply throughout the Plan area.

2.12 The use of technical terms has been avoided wherever possible. Those that are used are defined in the Glossary.

2.13 Throughout this document, references to the following have the meaning specified unless otherwise indicated:

• the Council - Mendip District Council

• the Structure Plan - the Somerset and Exmoor National Park Joint Structure Plan prepared jointly by Somerset County Council and the Exmoor National Park Authority.

2.14 References in this document to designations and other matters identified by organisations other than Mendip District Council, e.g. County Wildlife Sites, Water Catchment Areas, are correct, so far as the Council is aware, at 1st March 2002.

3. THE PLAN STRATEGY

3.1 At the outset, we decided to build the Plan on a series of guiding principles which underlie the wider work of Mendip District Council:

• Sustainable Prosperity: the communities of Mendip should enjoy environmentally, economically and socially sustainable prosperity

• Healthy Lifestyles: the people of Mendip should be able to live healthy lifestyles

• Equality of Access: all members of the community should enjoy equal opportunities of access to the built environment and the countryside

• Protection and Enhancement of Mendip’s Natural Assets: high priority should be given to the protection and enhancement of Mendip’s natural assets which include air, water, wildlife habitats and landscapes

3.2 During the course of the Local Plan process, the Council developed 14 Strategic Aims through the Local Agenda 21 process. These Strategic Aims are reproduced as Appendix 2. The Local Plan has been shaped to help the Council achieve these Strategic Aims. The Plan has also been prepared in the context of, and is intended to assist the Council in achieving, other corporate strategies and action plans.

3.3 The guiding principles were translated into four strategic aims which the Adopted Plan has developed whilst having regard to government guidance and the Somerset & Exmoor National Park Joint Structure Plan:

• to meet the economic and social needs of all members of the community

• to contribute to the viability and vitality of the District’s towns and villages

• to:

- protect and improve the built environment

- protect and enhance the cultural heritage

- protect and enhance the natural environment

- protect and enhance critical natural assets

- protect and enhance settlement and countryside character for their own sake, the contribution they make to the quality of life and local communities and to global environmental sustainability

• to contribute to a reduction in the use of energy resources and promote energy efficiency in both new development and transport movements, including reducing the need to travel.

3.4 The Strategy Statement below resulted from response to our two Consultation papers and has been integrated into the preparation of the Plan.

3.5 Whilst seeking to protect and enhance the natural environment, the Plan aims to secure a better quality of life for the people of Mendip. Although increased prosperity does not necessarily depend upon or result in new development, the latter is often unavoidable.

3.6 The conflict between new development and environmental protection is nowadays addressed by the concept of sustainable development. A commonly used definition of sustainable development is that used by the Bruntland Commission: "development which meets the needs of present without compromising the ability of future generations to meet their own needs". This has been further developed for the International Council for Local Environmental Initiatives as "development that delivers basic environmental, social and economic services to all residents of a community without threatening the viability of the natural, built and social systems upon which the delivery of these systems depends". This definition closely encapsulates the approach adopted by this Council, except that at Mendip the emphasis is on delivering improved environmental, social and economic services rather than basic ones.

3.7 Sustainable development does not mean having less economic growth; on the contrary, a healthy economy is better able to generate the resources to protect the environment and new development can often go hand in hand with environmental improvement. Neither does sustainable development mean that every aspect of the environment must be preserved at all costs. What is required is that decisions about new development take into account the impact on the environment and prevent major adverse impacts from occurring.

3.8 The natural environment is especially important for a rural area like Mendip District. It provides the underlying framework for a healthy and viable rural economy. The Plan seeks to protect that environment, not only for its own sake, but because it constitutes an important local asset. A major thrust of the Plan is the idea of "reciprocal benefit", whereby new development is expected to safeguard and enhance the environment that in return provides the context and basis for sustainable economic growth.

3.9 The Plan aims to ensure that new development provides the maximum benefits for the local community in terms of its effect on the environment, economic growth and social well-being. In some cases a proposed development may enhance or preserve all three of these aspects of the community’s quality of life. Where this is not possible, the Plan seeks to weigh up between environmental, economic and social factors. It is important to ensure that any weighing up or trading off of one set of benefits with another is made explicit in decision making.

3.10 It will not always be appropriate, however, to engage in this trading-off process. Where any aspect of the environment, or the local economy, or social health of the local community is considered irreplaceable or vital to the quality of life which the people of Mendip may rightly expect, then that aspect will not be traded-off to secure other benefits. Where the effects of a proposal are difficult to assess, where the environmental background is complex and not fully understood and the outcome uncertain, then decisions will err on the side of caution.

3.11 In all cases, the Plan requires that any development shall have the minimum adverse impact on the environment and that mitigation measures are fully explored and implemented.

3.12 Although an effective transport system is thought essential for the national and local economy, the environmental impact of continued growth in road transport presents a major challenge to the aims of sustainable development. The Government’s intention is that development plans should aim to reduce the need to travel, especially by car. If planning policies permit continued dispersal of development which can only be reached easily by car, Government policies to reduce the environmental impact of transport by means such as technical improvements and fiscal measures may be less effective.

3.13 The Mendip District Local Plan therefore seeks to direct the bulk of development to the towns. Major generators of travel demand will be located in areas which already offer a range of shopping, employment and community opportunities. This will not only be more environmentally sound, it will also strengthen the vitality and viability of existing centres.

3.14 A major aim of the Plan is to provide greater choice of means of travel - allowing people the opportunity to walk, cycle or use public transport rather than drive between homes and facilities which they need to visit regularly. Car parking provision will in future be managed in a way that will discourage use of the private car for those journeys for which there are real alternatives.

3.15 Not only does the need to travel have adverse environmental consequences, it can also discriminate against some sections of the community. The degree to which both the

built environment and the countryside are accessible to different groups within the community is an important consideration. The Plan seeks to ensure that housing, employment, shopping, recreation and community facilities are available and accessible to all members of the community including people who are economically, socially or physically disadvantaged. It recognises the need to provide for a wider range of housing needs and preferences.

3.16 Within the framework established above, the Plan will enable the bringing forward of a range of sites and premises to meet the needs of business and industry and to retain and create employment. The Plan seeks to encourage economic development and tourism which is environmentally, socially and economically sustainable and which is in scale and harmony with the attractive landscape setting and historic settlements of Mendip.

3.17 The Plan recognises the interdependence of "town" and "country" in Mendip, economically, socially and environmentally.

3.18 The Plan determines how the level of growth established by the Structure Plan will be distributed throughout the District. Sufficient provision is made in this Plan to meet targets for both housing and employment land in the Adopted Somerset & Exmoor National Park Joint Structure Plan.

3.19 The Plan seeks to contribute to the vitality of communities by ensuring the provision of a mixed and balanced housing stock that meets the need of all sectors of the community.

3.20 The re-use of previously developed land will be encouraged, where appropriate, to minimise additional infrastructure requirements and the need to develop greenfield sites. At the same time, the importance of open space in both towns and villages is recognised.

3.21 The Plan addresses the need to promote a healthy rural economy and respond to declining employment opportunities in the countryside, especially in agriculture. It recognises the important role played by agriculture in managing the countryside. The Plan seeks to encourage and facilitate employment opportunities in rural areas in ways which are beneficial to the local economy and the quality of life of rural communities, but which do not adversely affect the environment. The protection of open countryside and those elements of the environment which are irreplaceable or make a critical contribution to global sustainability, are paramount considerations.

3.22 The Plan promotes the vitality of the District’s towns as centres of retail and service provision, employment opportunities and social facilities, not only for the 60% of the District’s population which lives in the towns, but for the residents of surrounding areas. A prime objective is the protection and improvement of the built environment as places to live. The Plan is sensitive in its approach to the different roles, strengths, opportunities and constraints of each town and village.

3.23 Within the towns, development will be concentrated in higher densities in areas which are close to centres of activity or which are best suited to public transport provision. The Plan adopts an approach to urban design intended to create diversity and mix in land use. It provides for the juxtaposition of compatible employment and residential uses so that people have increased opportunities to live near their place of work.

3.24 The Plan recognises the potential of urban fringes for enhancing the quality of life of the town’s residents and seeks to improve the links between town and countryside.

3.25 Government advice is that local plans should offer reasonable certainty as to how much and what sort of development will be permitted and where it will be allowed. The Mendip District Local Plan does this and establishes a robust policy framework within which unforeseen proposals can be considered.

3.26 Our policies and proposals in this Plan have been worked up to implement this Strategy. In spatial terms, the strategy means that:

• most new development will be located within the District’s five Towns because these are the places which:

- offer the greatest degree of access to existing jobs and services, without the need to travel long distances

- offer the largest number of opportunities to gain access to jobs and services by alternative modes of transport to the private car

- are generally less constrained by the need to protect natural assets which are important to global sustainability, such as wildlife sites and water resources

- offer the greatest potential for social and economic gains, being the areas with the highest numbers of unemployed people and the highest absolute levels of housing need

- offer the greater range of social and economic facilities

- offer most opportunity for the re-use of previously developed land

• in particular, major generators of travel demand will be located in areas within Towns which already offer a range of shopping, employment and community opportunities

• efficient use of land will be encouraged by ensuring that the highest residential densities that are compatible with a site’s accessibility to the centre of the town are achieved

• employment and residential uses will be located close to each other so that people have increasing opportunities to live near their place of work

• some development will continue to be permitted in Villages, on a more limited scale than in Towns and in keeping with their character and their ability to accommodate growth. This is intended to assist in maintaining the vitality and viability of existing rural settlements, particularly those which offer opportunities for a range of activities to take place and which are highly accessible by means other than the private car, while ensuring that urban needs (particularly for employment) are met close to where most people live rather than in villages/rural areas

• the Plan will protect the countryside, restricting development to that which benefits economic activity, maintains or enhances the environment and does not foster growth in the need to travel

• high priority will be given to protecting those areas of the District which are particularly sensitive in landscape or other environmental terms

• open space and previously undeveloped land in settlements will be protected from development where it is important to the visual character of the settlement or is used for recreational purposes

3.27 It is better to meet our need for new homes, jobs and facilities on previously developed sites than to develop greenfield land. Once greenfield land is built on it is lost forever. There are also important benefits to be gained from using urban land, where redevelopment of derelict land can improve the environment and vitality within the settlement concerned; although redevelopment of some previously developed land may not be appropriate where it has gained a particular interest e.g. wildlife.

3.28 The Plan identifies as much previously developed land, which is within the settlements and suitable for redevelopment, as possible. It also seeks to ensure that any previously developed land within settlements that becomes available during the Plan period is quickly and effectively brought back into use in a manner consistent with its policies.

3.29 The Settlement Policy is intended to implement the spatial strategy outlined above.

3.30 Structure Plan policies indicate that new development should be focused on the Towns which will function as locations for employment and shopping, cultural, community and education services and residential use. The Structure Plan also defines Frome, Glastonbury, Shepton Mallet, Street and Wells as Towns. The next level of settlement referred to in the Structure Plan is a Rural Centre, in which provision should be made for development necessary to sustain their roles. There are no Rural Centres within Mendip. Finally, Villages are appropriate locations for development limited to that compatible with local need, their individual roles, characteristics and

physical identities. (Source: derived from Structure Plan policies STR2, STR4, STR5).

3.31 Outside of these settlements, the Structure Plan indicates that development should be strictly controlled and limited to that which benefits economic activity, maintains or enhances the environment and does not foster growth in the need to travel (derived from Policy STR6). Circumstances in which development may be permitted are indicated in policies in the Adopted Plan.

3.32 The Adopted Plan needs to define the settlements which will be regarded as Villages, and to define the areas within which policies for various settlements will apply

Frome, Glastonbury, Shepton Mallet, Street and Wells, and that part of Norton Radstock which is within the development limit shown on the Proposals Map, will be regarded as Towns where new development will be focussed. Priority will be given to re-using previously developed land.

Baltonsborough, Batcombe, Beckington, Binegar/Gurney Slade, Bleadney, Buckland Dinham, Butleigh, Chantry, Chewton Mendip, Chilcompton, Coleford, Coxley (including Coxley Wick/Upper Coxley), Cranmore, Croscombe, Dinder, Ditcheat, Doulting, Draycott, Dulcote, East Horrington, East Lydford, Easton, Evercreech, Faulkland, Great Elm, Henton, Holcombe, Kilmersdon, Lamyatt, Leigh on Mendip, Litton, Meare, Mells, North Wootton, Norton St. Philip, Nunney, Oakhill, Pilton, Priddy, Rode, Rodney Stoke, Stoke St. Michael, Ston Easton, Stratton on the Fosse, Trudoxhill, Upton Noble, Walton, Wanstrow, Westbury sub Mendip, Westhay, West Horrington, West Lydford, West Pennard, Witham Friary, Wookey and Wookey Hole

will be regarded as Villages where development commensurate with their size and accessibility, and appropriate to their character and physical identity, and which will sustain and enhance their role, will be permitted. Priority will be given to re-using previously developed land.

Outside the development limits identified on the Proposals Map, development will be strictly controlled and will only be permitted where it benefits economic activity, and maintains or enhances the environment, and does not foster growth in the need to travel.

4.1 A good quality environment is essential to maintain the quality of life and economic prosperity enjoyed in much of the District. New development must therefore respect those factors which are of benefit to the environment and improve those which detract from it.

4.2 Careful consideration must be given to the environment which will be created by a new development, both in and around new buildings and by its impact on existing

buildings and land uses. The design of a development will be paramount in determining how it relates to its environment, not only in terms of its visual impact but also in terms of the way it functions as part of a settlement or the countryside. The way in which a development uses resources such as energy (both within the building and in the travel it generates) and materials is of fundamental importance to sustainability and must be considered in the design process.

4.3 The policies in this Section are intended to ensure the highest standards of design, in its widest sense, in all developments.

4.4 The Adopted Plan objectives related to Building in Quality are:

• to ensure that the distribution of development within the District, and individual developments themselves, respects and enhances the form, character, setting and local identity of each settlement;

• to ensure that individual housing developments provide good standards of residential environment and amenities for future residents;

• to ensure, as far as is reasonable through the planning system, that development will contribute to reducing opportunities for crime to occur; and

• to ensure that appropriate transport facilities are, or can be provided, to service new development, including those for pedestrians, cyclists and public transport users.

4.5 Development should be designed to provide the highest quality of environment practicable. This will include its visual relationship with its surroundings and its impact on urban design, as well as the function of the building and the way in which it uses resources.

4.6 As car ownership and use have grown, the need to accommodate the private motor car has been a dominant objective in the design of new development. The individual and cumulative impacts of this has had a significant effect on the character and quality of Mendip’s built environment, as well as reinforcing the use of the car. Providing for car parking and car access should not dominate design.

4.7 Urban design is the relationship between different buildings and the streets, squares, parks , waterways and other spaces which make up the public domain; the relationship of one part of a settlement with other parts; and the patterns of movement and activity within them. The term urban design is used to describe such relationships wherever they occur. The appearance and treatment of the spaces between and around buildings is often as important as the design of the buildings themselves.

4.8 The Landscape Assessment of Mendip District divides the District into eight main areas, with sub-divisions, based on their landscape character. The character areas are shown on the Proposals Map and a brief description is contained in the Plan at Appendix 3. More detailed descriptions of the character areas are contained in the Landscape Assessment itself, and in the event of conflict with Appendix 3 the former shall prevail.

4.9 The Council (in co-operation with other local organisations) is preparing a range of Supplementary Planning Guidance on design issues. These include a Countryside Design Summary and Village Design Statements which aim to develop a shared understanding of the character of the area and the characteristics which make it distinctive. A "House Extensions Design Guide" demonstrates how the principles set out in Policy Q1 should be applied to house extensions and likewise "Converting Buildings to New Uses" relates to development involving the conversion of buildings.

4.10 Design should also consider the function of a building and the way in which future occupiers will use the space provided. All buildings should provide a pleasant environment for their users. Residential properties in particular must provide a reasonable level of amenity, including space, privacy and daylight. Development schemes should also be designed so as to reduce opportunities for crime. The design, layout and landscaping of schemes should aim to make crime more difficult to commit and increase the risk of detection.

4.11 The design of new development should also ensure that the environment provided in and around neighbouring buildings is not adversely affected.

4.12 A statement setting out the principles on which the design is based will be required for all but the most minor applications. Statements should be appropriate to the scale and significance of the development proposed and include illustrative material. Statements will not normally be sought for outline applications where layout and design are reserved matters.

Policy Q1 - Design Quality and Protection of Amenity

Development will be permitted where its design relates satisfactorily to its surroundings in terms of:

1) the impact of the scheme on urban design;

2) the impact of the scheme on the landscape;

3) the function of the open spaces around the development;

4) the amenity of neighbouring buildings and land-uses; and

5) amenity provided to occupiers of the development.

4.13 Spaces and open areas within the settlements make an important contribution to the quality of the built environment. They may provide views out of an otherwise built up street scene, allow views of significant local features or buildings beyond them, enhance the setting of a settlement, create a sense of space or otherwise contribute to the locally distinctive character of an area. Trees and vegetation within such spaces and walls enclosing spaces may also be important to the street scene or landscape setting of a settlement. Such spaces are often highly valued by local people. The identification of an area to which Policy Q2 applies does not imply that there is public access to it.

Policy Q2 - Protection of Spaces and Open Areas of Visual Significance

Permission will not be granted for development which would harm the contribution to distinctive local character made by a space or open area of visual significance.

4.14 The Government’s and Local Transport Plan policies for transport seek to reduce reliance on the private car, encouraging instead people to walk, cycle and use public transport. It is therefore important that development links into the surrounding footpath, cycleway, bus route and local road networks.

4.15 The travel demand of new development will be carefully considered before planning permission is granted. Planning applications for development likely to generate significant numbers of journeys will need to be supported by additional information to enable impacts to be established.

4.16 To assist in reducing the need to travel by car, provision should be made for access to all developments by a variety of means of travel. Development will be assessed to see how easily and safely people can travel to and from it on foot, wheelchair, bicycle, or by bus or train. Developers will need to show how their proposals will link to the surrounding footpath, cyclepath and public transport networks, and in some cases to the bridleway network, and the design and layout should encourage use of these. The relative priority given to each different mode of transport will be assessed on a site by site basis according to the location and the nature of the development, the availability and penetration of public transport and existing or proposed traffic management/calming measures or traffic reduction targets in the area. For small developments such as those of one or two houses, satisfactory provision for access may not require high levels of accessibility by all modes. Major travel generators are considered in Policy SN23 (Section 9).

4.17 Given that in rural areas such as Mendip the motor car is, and will remain, an important means of transport for many local people, and goods and services will continue to be supplied by lorries, vans and other motor vehicles, adequate provision for servicing by such vehicles will be needed. There may also be opportunities for servicing by rail which will need to be taken, especially where it would contribute to a reduction in vehicular traffic on the District's roads.

4.18 The ability of the local road network to carry the potential traffic generated by a development will continue to be an important consideration. The Council’s main aims will be to provide a safe and attractive environment for Mendip residents, within the context of the need to reduce the number and length of motor vehicle journeys. Where the Highway Authority recommend increases in the ‘capacity’ of the local highway network to accommodate additional traffic movements, the Council will balance the impact of the works upon the quality, character and appearance of the local environment (including air quality), against the impact of the additional traffic on safety and amenity of local people, and against the need to reduce reliance on car usage. If the volume or type of motor traffic likely to be generated would be sufficient to require improvements to local highways, or to highways over a wider area, and these are not in keeping with the character of the local or wider area, then planning permission will not be granted.

4.19 The demand for parking space associated with a development is considered in more detail in Policy SN25.

Policy Q3 - Access

Development will only be permitted if it:

1) makes satisfactory provision for access by all means of travel, particularly by means other than the private car, for servicing, and for parking of motor vehicles and cycles; and

2) does not create traffic or environmental problems over the wider transport network or require transport improvements which would harm the character of the locality.

4.20 Landscaping is an integral part of the design process. It should be considered along with the initial layout and design of any proposal. Existing vegetation and site characteristics should be carefully considered within any scheme and existing vegetation retained where possible and appropriate. Provision should be made where ever possible for early planting so that vegetation can become established, softening the impact of development from the outset.

4.21 Landscaping schemes which offer the opportunity of creating new wildlife habitats and native species will often be most appropriate.

4.22 Details of the landscape context and the landscape design and impact of a proposal will be required with all but minor planning applications. Landscaping should be appropriate to the scale and significance of the development proposed. Illustrative material should be included within the scheme.

Policy Q4 - Landscape Design

Development will only be permitted where a landscaping scheme is provided which satisfactorily integrates the proposal with its surroundings, both visually and functionally. Landscaping schemes should be designed to respect the diversity and distinctiveness of the

local scene, respect local ecology and retain existing features of the site, including trees. Developers will be required to maintain and, where necessary, replace trees planted as part of a scheme.

4.23 Development plans assist the utilities responsible for electricity, gas and water supply, sewerage and telecommunications in identifying the amount and location of development that will require their services, enabling them to plan provision.

4.24 Many types of development will need to use the services provided by the utilities, the most essential being electricity, water and sewerage. Development should only proceed where such services can be safely supplied and would not cause unacceptable damage. Proposals to provide services using alternative technologies will be considered in the context of the other policies of the plan, in particular the section on Managing Energy and Resource Demand.

Policy Q5 - Off Site Infrastructure

Development which increases the demand for off site service infrastructure, such as water supply, surface water disposal, foul drainage, sewage treatment, telecommunications or electricity transmission will not be permitted unless it is clear before development commences that sufficient capacity already exists, extra capacity can be provided, or other satisfactory arrangements can be made, to serve the development in a way which is environmentally acceptable.

4.25 The impact of development on air quality is an important consideration in development decisions. The location of development can have an impact on the degree to which it generates air pollution (which includes chemical pollutants, dust, odour and spray) and the degree to which pollution affects people using other buildings and land.

4.26 If poorly located, developments which generate levels of air pollution below those controlled by the Environment Act 1995 and other legislation can, cumulatively, create pockets of poor air quality, potentially affecting the health and enjoyment of the local environment. Similarly, new development may generate additional traffic, which in turn will create air pollution. Where it is likely that this traffic will use a route which would be adversely affected by pollution, because, for example, it is already congested or it passes through a dense residential area, this should be considered along with the development proposal. An air quality impact assessment may be required with major development proposals which will have an impact on air quality where this is related to the use of the land and would not be controlled by other legislation.

4.27 There are also instances where sources of air pollution already exist, which are either permitted by other legislation or uncontrolled by legislation. These might include developments which create odour, dust or spray. Development which would be

adversely affected by such emissions should be separated from such sources to reduce conflict and nuisance.

4.28 The Council is also a partner in carrying out an Air Quality Review and Assessment, as required by Part iv of the Environment Act 1995 and will continue to monitor levels of benzene, 1,3-butadiene, carbon monoxide, lead, nitrogen dioxide, particulates and sulphur dioxide. Where air quality problems are identified by this process, this will be treated as a material consideration in making decisions on proposals for development.

Policy Q6 - Air Quality

Development will not be permitted where it would contribute to air pollution, either:

1) directly, by the generation and dispersal of pollutants from the site which would adversely affect the amenity of buildings and land uses in the vicinity; or

2) indirectly, by the generation of additional traffic which would have a significant adverse impact on the amenity of buildings or land uses along its likely route.

Development will not be permitted where it would be adversely affected, in terms of the environment provided to the users of the land or buildings, by an existing permitted source of air pollution.

(See also Policy Q9 - Development Near Sewage Treatment Works)

4.29 Appropriate and carefully planned artwork can help to improve the quality of the built and natural environment, contribute to the creation of a sense of place and identity in public buildings, commercial developments, streets and open spaces. Public artwork has a role in the achievement of good building design and good urban design. A thriving arts and cultural environment will also contribute to the economy of an area, both directly and by attracting inward investment. The integration of public art can also make good commercial sense in that it assists in creating a particular identity for a building or a development, this may help in letting or sale and can create a stimulating environment in which to work. New works of art may take the form of paintings, sculpture, textiles or glass or design features in walls, paving schemes, water features, clocks, murals, signage and metalwork such as gates and fences, and have the potential to provide a focus within a development. Public performance space may also be provided. It is essential that the special contribution that artists can make to the overall design is considered at the outset and fully integrated into the design process. Liaison with the District Council’s Arts Development Officer and involvement of the local community will be encouraged. The future maintenance and temporary or permanent nature of works should also be considered.

4.30 Major housing, employment and retail/leisure developments and improvement schemes would particularly benefit from an artists contribution. This Policy will not be relevant to housing extensions or small-scale commercial extensions.

Policy Q7 - Public Art

The provision of new works of art, craft and decoration will be sought in development and improvement schemes, where appropriate. When determining planning applications for significant developments, regard will be had to the contribution made by any such works to the appearance of the scheme and the amenities of the area.

4.31 Proposals for development contained in Sections 11 - 16 of this Plan set out the uses proposed for each site, the amount of each use, and any specific requirements for each individual site. However, before development proceeds, the details of issues such as landscaping, design, access and recreation provision need to be worked through with local communities. The preparation of a planning brief as Supplementary Planning Guidance provides a mechanism for doing this. Briefs will normally be prepared by developers, though in some cases it may be necessary for the Council to prepare briefs itself. In all cases, briefs should be prepared in consultation with the development industry, local communities and other interested parties.

4.32 Similarly, a brief will be required for any other significant development which comes forward. This is especially important as it will not have the benefit of having been worked up through the extensive participation and consultation processes involved in preparing a local plan.

4.33 In order to help reduce the need to travel and travel by private car, briefs will need to provide for access by all means of travel, and to establish an accessibility profile which gives the highest priority to the needs of pedestrians, wheelchair users, cyclists and public transport users.

Policy Q8 - Requirement for Planning Briefs

Development on sites allocated in this Local Plan, or other significant development, will only be permitted where it conforms to a planning brief, agreed by the Local Planning Authority following consultation with local communities and other interested parties, which provides guidance on:

1) the uses to be accommodated on the site;

2) access, servicing and parking arrangements;

3) design and layout of the site and buildings on it; and

4) the existing environmental context and setting of the site with proposals for landscaping and nature conservation.

4.34 Some forms of infrastructure may have an adverse impact on its surroundings. It is desirable to separate such uses from developments which would be adversely affected by them.

4.35 Although operators of sewage treatment works have a responsibility to control the emission of smells, sewage treatment works inevitably cause smells at some times. Whilst this can be dramatically reduced with the latest technology, the potential for nuisance to adjoining land uses remains. Environmental Health legislation controls the generation of odour to some extent, however land uses which are sensitive to nuisance from smells should not be located where they are likely to be adversely affected by a sewage treatment works.

4.36 The degree to which a development will be affected by the proximity of a treatment works will depend on the nature, scale and intensity of the use, its detailed location in relation to the treatment works and the technology in use at the works. There may be instances where newer technology can be introduced which will lessen adverse impacts on the locality. However, the sewage treatment company should not face unreasonable additional constraints.

4.37 Buffer zones have been identified for each public sewage treatment works in the District within which these effects will be taken into account in determining planning applications.

Policy Q9 - Development near Sewage Treatment Works

Within the sewage treatment works buffer zones defined on the Proposals Map, development will not be permitted unless it is demonstrated that the environment provided for future users of the scheme will not be adversely affected by the sewage treatment works.

4.38 Previously developed land should be re-used for building wherever possible in order to minimise pressure for the development of greenfield land.

4.39 Previously used land may have been contaminated by its previous use and may need to be made safe, to a suitable level, for a new use. Contamination may put at risk the people working on a site, the occupiers and users of buildings and land, and the buildings or services themselves. Contaminants may also escape from a site causing water pollution, or the pollution of land nearby.

4.40 Risks associated with contamination need to be identified early in the development process so that the choice of new use is appropriate to the degree and type of contamination and the cost of remedial action. An assessment of any site where contamination is suspected should therefore be carried out by the developer, in advance of the granting of planning permission.

Policy Q10 - Development on or near Contaminated Land

Where development is proposed on or near a site where there is known to be, or there is reason to believe there may be, contamination, an assessment of the development site will be required prior to the grant of planning permission in order to establish the nature and extent of any contamination. Development will not be permitted unless sufficient information is provided and practicable and effective measures are taken to treat, contain or control any contamination so as not to:

1) place the occupiers of the development and neighbouring land users at risk from the contamination;

2) threaten the structural integrity of any building on or adjoining the site;

3) lead to the contamination of any watercourse, water body or aquifer or allow such contamination to continue;

4) lead to the contamination of adjoining land or allow such contamination to continue; or

5) lead to the release of contamination to the air.

4.41 Any permission for development will require that remedial measures must be completed as the first step in carrying out the development.

4.42 Development should not be located near to premises or structures where hazardous substances are handled or stored or where a risk to health or safety arises. These installations include, for example, explosives stores, fertilizer stores and industrial premises where hazardous substances are used.

4.43 Policy Q11 will apply where it is considered there is a risk to the health or safety of people.

Policy Q11 - Development near a Hazardous Installation

Development will not be permitted in the vicinity of a site used for the storage, use or transport of a hazardous substance, or where a hazard is generated as an effect of the use, movement or storage of a substance, where there would be a risk to the health or safety of its users.

4.44 Noise (which for the purposes of this

Policy includes vibration) is an important environmental factor which can affect people’s quality of life. The adverse impact of noise should be minimised without unreasonably restricting or adding to the costs of business.

4.45 Some land uses are sensitive to noise such as housing, schools and hospitals. Existing and projected (i.e. allocated in this plan and/or having been granted planning permission) noise sensitive developments should be kept separate from major sources of noise.

4.46 The degree of noise experienced can have a considerable impact on the way in which a place is experienced. Some parts of the District have a tranquil character and persistent noise would adversely affect them. This may apply in rural areas, but may equally apply in parts of a Village or Town. These areas should be protected from activities which would generate persistent or disruptive noise.

Policy Q12 - Noise Generating Development

Noise generating development will not be permitted where, alone or taken cumulatively with existing development, it would:

1) be liable to significantly increase the level or the disruptive nature of noise experienced in any area, such as to materially harm character; or

2) be liable to increase the noise experienced by the users of sensitive development such as to materially harm their amenities.

Policy Q13 - Noise Sensitive Development

Noise sensitive development will not be permitted if its users would be adversely affected by noise from existing or proposed noise generating uses.

4.47 There is growing concern about the design of outdoor lighting. Light pollution, particularly in rural areas is increasingly resulting in the loss of dark night skies. Towns also contribute to the lighting of night skies over some considerable distance.

4.48 Whilst the value of lighting in terms of increased security is recognised, the appearance of the landscape during the hours of darkness is of equal importance to its appearance during the day, and is equally worthy of protection. The impact of light pollution on areas designated for their landscape value, such as AONBs, is of particular concern. Lighting may also have an impact on the sleep and feeding patterns of wildlife.

Policy Q14 - Light Pollution - Outdoor Lighting/Floodlighting

Development which will include the provision of outdoor lighting or floodlighting will only be permitted where the lighting has been designed to minimise the escape of light upwards and into areas where it is not required and that the visual amenity of the area will not be adversely affected. Floodlighting of buildings, other than buildings of public interest, outside development limits and in Villages will not be permitted. Permission will not be granted for proposals which intentionally light the night sky.

4.49 The Council is consulted under the Electricity Act 1989 on proposals to install overhead power lines. In granting consent the Secretary of State may also direct that planning permission shall be deemed to be granted. Where the Council is consulted it will take Policy Q15 into account in formulating its response.

4.50 Undergrounding of high voltage electricity lines results in technical and practical difficulties for the operator and adds substantially to the cost of the electricity network. Where there is no alternative to power lines crossing sensitive areas, they should be placed underground unless this would be damaging to an archaeological or ecological resource.

Policy Q15 - Overhead Power Lines

In framing its response to any consultation received on the installation of an overhead power line or associated infrastructure, account will be taken of any adverse impact on:

1) an AONB, Special Landscape Feature, or park or garden of historic interest;

2) an SSSI, or County Wildlife site;

3) a conservation area or listed building or scheduled ancient monument; and

4) residential amenity.

4.51 An up to date telecommunications system brings economic, social and environmental benefits. Code systems operators have an obligation to provide a service. There are, however, costs to the local environment in providing the infrastructure needed for telecommunications and these should be minimised wherever possible, bearing in mind the need for the network to operate efficiently.

4.52 Some telecommunications developments do not require planning permission but are subject to prior approval of the details of the siting and appearance of the apparatus.

4.53 Other schemes will require planning permission, but are constrained in their design, siting or size by the technology available.

Policy Q16 - Telecommunications Development Requiring Planning Permission

Telecommunications development requiring planning permission will be permitted where:

1) the effect upon visual amenity will be kept to a minimum. The standard required will be commensurately high on sites that are of particular environmental importance, such as those which impact upon Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest, Listed Buildings and their settings, Conservation Areas and other similarly sensitive environments;

2) there is no technically acceptable alternative site available that would cause less environmental harm; and

3) if environmental harm would result there is, in the context of a national network, a need for the development.

Where planning permission is granted for a mast or other structure, provision for future sharing and for its removal if the use ceases will be required.

Policy Q17 - Prior Approval of Telecommunications Development

Prior approval of a telecommunications development will be granted where:

1) the effect upon visual amenity will be kept to a minimum. The standard required will be commensurately high on sites that are of particular environmental importance, such as those which impact upon Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest, Listed Buildings and their settings, Conservation Areas and other similarly sensitive environments;

2) there is no technically acceptable alternative site available that would cause less environmental harm; and

3) if environmental harm would result there is, in the context of a national network, a need for the development.

Where approval is granted for a mast or other structure, provision for future sharing will be required.

4.54 New premises or structures which pose a risk to the health or safety of people or buildings in the vicinity should not be permitted close to vulnerable development.

Policy Q18 - Hazardous Installations

Development involving the use, movement or storage of a hazardous substance, or where a hazard is generated as an effect of the use, movement or storage of a substance, will not be permitted if there would be an additional risk to the health or safety of users of the site, neighbouring land or the environment.

4.55 Advertisements can have a great impact on the appearance of the District’s settlements. The Council recognises the need for local businesses to advertise and the benefits of good directional signing. However, such advertisements should not be allowed to detrimentally affect the local scene through their siting, design, materials and lighting, or through the cumulative affect of unnecessary visual clutter.

4.56 Roadside advertisements in open countryside are often particularly out of place. "Brown" tourism signing will often be more acceptable than individual advertisements in order to direct traffic to local attractions and facilities.

Policy Q19 - Control of Advertisements

1) The display of directional signs or advertisements will be permitted where they:

a) are in keeping with the character of the surrounding area in terms of siting, design, materials, illumination, scale and number; and

b) do not prejudice public safety.

2) Where a proposal would affect a conservation area, or a listed building or its setting, a particularly exacting standard will be expected when measuring it against 1a) above.

3) Outside the development limits of settlements, roadside advertisements will only be permitted in exceptional circumstances

5.1 The Mendip Economy is not self-contained. Its performance is affected by regional, national and international events. However, local conditions also have an important part to play in the health of a local economy and the Council works hard to promote favourable conditions in Mendip.

5.2 The main aim of the Council's involvement in economic development work is "to explore, evaluate and implement practical, environmentally sustainable measures by which the Council can help to maintain, stimulate and add robustness to the Mendip economy for the benefit of its residents". The Council's Economic Development and Tourism Strategy is based on the attraction of living in and visiting an area of such high environmental quality and the need to sustain that environment. The Local Plan is one tool which is being used to implement that Strategy. One of the functions of this Adopted Plan is to integrate the development necessary to sustain the economic and social well being of the District, with the protection and improvement of the environment which supports that activity.

5.3 In order to achieve the Plan’s overall aims, the Plan's employment policies and proposals have been designed to meet the following objectives, as well as objectives listed in other parts of the Adopted Plan:

• to ensure adequate provision of land for employment generating purposes to meet the employment needs of the District, having regard to the general scale of development provided for in the Structure Plan and local circumstances;

• to provide a range of employment sites in Towns which are:

- suitable and available for the proposed use;

- suitable for meeting a variety of employment needs;

- capable of being developed economically over the plan period.

• to provide opportunities for people to live and work locally;

• to provide for the expansion needs of businesses as well as establishments providing education and training for the existing and future workforce;

• to protect employment sites in Towns from loss to other uses where they could continue to meet employment needs;

• to allow sensitive, small-scale employment development to take place in Villages to help diversify the local rural economy and to sustain Mendip’s rural communities;

• to protect from loss to other uses, employment generating sites in Villages where employment land is in short supply;

• to encourage the re-use of buildings in the countryside for employment generating purposes;

• to allow farm enterprises to diversify their activities, beyond those ancillary to farming, to help sustain and increase local employment; and

• to encourage improvements to the range and quality of tourism facilities, attractions and accommodation, consistent with the protection and enhancement of the natural and man made assets of the District, which underpin the area’s draw as a tourist destination.

5.4 The Structure Plan requires about 60 hectares of land to be made available in Mendip for industrial, warehouse and business development purposes over the period 1991 to 2011. The Structure Plan requirement includes activities within classes B1, B2 and B8 of the Town and Country Planning (Use Classes) Order 1987. Land is identified to meet this requirement in the District’s Towns in Sections 11 to 15.

5.5 Appendix 4 shows how the Structure Plan employment land requirement for Mendip is met in this Plan. It shows that taking account of employment development completed between July 1991 and March 1999, planning permissions for employment uses current at 1st April 1999 and the effects of other Local Plan proposals, the Local Plan needs to allocate about 18 hectares of land.

5.6 The Development Plan settlement strategy identifies Towns as the principal locations for employment activities. The Towns provide the greatest scope for reducing commuting by car, being the settlements of greatest population in the District and being the locations best served by public transport and with the best potential for cycling and walking.

5.7 Where a proposed employment development will give rise to a significant number of travel movements, it will need to conform to Policy SN23.

Policy E1 - Employment Development in Towns

Development for business, general industrial, warehouse & distribution uses will be permitted within the development limits of a Town.

5.8 Growth in employment in Mendip has resulted principally from the growth of firms already located in the District and from newly formed businesses. Mendip has not been attracting significant levels of company re-locations and foreign investment and there are indications that the District is not well placed to do so in the future (Somerset Economic Audit, 1997).

5.9 The retention of existing employers is an important component of the Council’s Economic Development and Tourism Strategy. Firms have often made significant investment in existing sites and may be restricted in choices of suitable alternative sites within the District for physical expansion. Policy E2 provides for the expansion of existing firms in the Towns and the Adopted Plan as a whole meets this need without causing harm to interests of acknowledged importance.

5.10 Policies E2 and E5 do not restrict the occupation of premises to local firms. Such a restriction will only be imposed when special planning grounds are involved and the alternative would be to refuse the application.

Policy E2 - Expansion of Existing Employment Generating Uses in Towns

Development involving the expansion of an existing business or industrial use in a Town will be permitted. Where this involves an extension beyond the development limits, development will be permitted where:

1) in the case of greenfield land, opportunities to use previously developed land, within and adjoining the site, have been exhausted; and

2) the land required is essential to the expansion needs of the business.

PROTECTING EMPLOYMENT SITES IN TOWNS

5.11 Mendip District is dominated by small firms, 90% of all firms employing fewer than 25 people. 75% of firms in Mendip employ ten or less people, while 50% of firms employ four or less people (Census of Employment, 1993).

5.12 Demand for premises in the District is primarily from local companies either relocating or taking up premises for the first time. The demand is principally focused on smaller premises (up to around 2,500 ft sq.), although there is some demand across all the size ranges (up to around 20,000 ft sq.). ("Mendip Industrial Land and Premises Needs - Report of Survey", Cousins, L and Rock, G, 1998).

5.13 Demand is also focused on what might be described as "the modest end of the market" (including older refurbished premises, older and modern basic industrial units, small workshop type premises, more basic low specification properties as well as inexpensive storage space). The stock of such premises is limited and the poor supply in relation to demand is identified by local businesses as a constraint to their activities. Demand for property in the District is very price sensitive. Speculative new build of small premises is not occurring to meet the shortfall in provision ("Mendip Industrial Land and Premises Needs - Report of Survey"). It is therefore important that the stock of such sites and premises is protected to meet the needs of local businesses.

5.14 There is currently pressure to release redundant business or industrial sites for other uses, particularly housing, to reduce the use of greenfield land. Where this gives rise to a need to find alternative greenfield sites for employment uses, it defeats the objective of reducing the overall use of undeveloped land.

Policy E3 - Protecting Employment Sites in Towns

Development in a Town which would result in the loss, to other uses, of part or all of a site which provides smaller business or general industrial premises at the modest end of the market, will not be permitted except where:

1) the site is not capable of satisfactory re-use for employment; or

2) there is no likelihood of a viable employment use or redevelopment.

5.15 The Development Plan settlement strategy allows small-scale employment development to occur in a Village where it does not cause harm to interests of acknowledged importance.

5.16 Small-scale enterprises play an important role in promoting healthy economic activity in many of the District’s smaller settlements. Sensitive, small-scale new development can be accommodated in many of them without causing unacceptable disturbance or impacts on the locality.

5.17 The general aim is to ensure that sufficient employment is available in a Village to enable people living in the settlement or its immediate surroundings to be able to choose to work close to their homes. Levels of employment which are so high that they would encourage commuting from further away, and particularly out from Towns, should not be provided as this would be contrary to the objectives of both reducing the need to travel, and reducing the need to travel by car. Rural settlements are generally not well served by public transport and not highly accessible on foot or by bicycle.

Policy E4 - Employment Development in a Village

Development within Use Class B, including the extension or intensification of an existing use, will be permitted within the development limits of a Village where:

1) the scale and type of proposed development is compatible with the role and size of the settlement and the development is readily accessible to a local residential workforce; and

2) it does not include warehouse and distribution uses.

5.18 Employment land and buildings in Mendip’s Villages are scarce resources and often inadequate to meet local need for employment. Policy E5 will assist in encouraging employment opportunities, sensitively related to the existing settlement pattern, and compatible in scale with local need, and with the role and character of the individual settlements.

5.19 Firms have often made significant investments in existing sites and may be restricted in choices of suitable alternative sites within the District for expansion. Policy E5 provides for the physical expansion of existing firms in a Village and the Plan as a whole provides for this to occur without causing harm to interests of acknowledged importance. However, where the scale of development that would result would clearly be beyond that which is appropriate to the settlement concerned under the Development Plan strategy, the Council will give every assistance to employers to find an alternative, more appropriate, location.

Policy E5 - Employment Development adjoining the Development Limits of a Village

Development within Use Class B, including the extension or intensification of an existing use, will be permitted adjoining the development limits of a Village where:

1) the scale and type of proposed development is compatible with the role and size of the settlement and the development is readily accessible to a local residential workforce;

2) the land required is essential to the needs of the business;

3) greenfield land is developed only when opportunities to reuse available, appropriately located, previously developed land have been exhausted; and

4) it does not include warehouse or distribution uses.

5.20 Employment land in Mendip’s Villages is not simply a scarce resource but is in shorter supply than land for other uses, such as housing. There is a need to ensure that a stock of sites remains, to meet future demand from businesses providing local employment opportunities. The closure of an established business can free premises for new and relocating businesses.

5.21 Where the present employment use causes harm to the character or amenities of the adjacent area, this will not in itself justify the loss of employment land to other uses, since it will often be possible to accommodate alternative employment uses which do not have harmful impacts.

Policy E6 - Protecting Employment Land in a Village

Development which would result in the loss of business or general industrial land or buildings in a Village, to other uses, will not be permitted except where:

1) the site is not capable of satisfactory re-use for employment;

2) there is no likelihood of a viable employment use or redevelopment for employment use; or

3) the scale of the existing use is incompatible with the role and size of the settlement and an element of employment use, compatible with the role and size of the settlement, is to be retained.

5.22 The "Mendip Industrial Land and Premises Needs - Report of Survey" (1998) provides evidence of demand for premises at the cheaper end of the market in the rural parts of the District and evidence of a shortage in relation to demand. The re-use and adaptation of existing rural buildings in Mendip has an important part to play in meeting these needs, thereby reducing demands for new building in the countryside. Such buildings are an important resource and their re-use for these activities can have a much needed positive impact on local employment, helping to diversify the local rural economy and to sustain Mendip’s rural communities.

5.23 The 1991 Census of Population Special Workplace Statistics show that in every rural ward in the District, there is a larger economically active population than the number of jobs in the ward. There is a net outflow of commuters from the Villages to the Towns. The Plan aims to improve the balance between these two important factors by ensuring that the housing requirements of the Towns are not met in the Villages (through the definition of Village development limits, Policies S1 and SN1) and by providing a supportive framework for additional small scale employment uses in and adjoining the Villages (Policies E4 and E5).

5.24 Given the economic and social benefits of these uses in comparison to residential re-use, Policy E8 does not allow the latter except under the special circumstances listed in the Policy . Where the proposed re-use is for holiday accommodation, in accordance with Policy E7, permission will be subject to a condition to ensure that the consent does not allow for the use of the building as a separate permanent dwelling.

Policy E7 - Re-Use and Adaptation of Rural Buildings, outside Development Limits, to Employment or Income Generating Uses

The re-use and adaptation of a rural building (including modern buildings), outside development limits, for a business, industrial, tourism or recreation use will be permitted where:

1) the building is of permanent and substantial construction;

2) the form, bulk, materials and general design of the building is in keeping with its surroundings;

3) any adaptation and conversion work respects local building styles and materials;

4) there is sufficient space within the curtilage of the building to provide for adequate vehicular movement and parking, without detriment to the visual amenity of the countryside;

5) it is proposed for re-use and adaptation without major or complete reconstruction; and

6) it will not lead to dispersal of activity or uses on such a scale as to prejudice village vitality.

Where the proposed re-use is for holiday accommodation, permission will be granted with a condition specifying its use as holiday accommodation only.

Policy E8 - Re-Use and Adaptation of Rural Buildings, outside Development Limits to Residential Use

The re-use and adaptation of a rural building, outside development limits, for a residential use will not be permitted unless:

1) every reasonable attempt has been made to secure suitable business, industrial, tourism or recreation re-use; or

2) residential conversion is a subordinate part of a scheme for business, industrial, tourism or recreation use

and all the following criteria are met:

1) the building is of permanent and substantial construction;

2) the form, bulk, materials and general design of the building is in keeping with its surroundings;

3) any adaptation and conversion work respects local building styles and materials;

4) there is sufficient space within the curtilage of the building to provide for adequate vehicular movement and parking, without detriment to the visual amenity of the countryside;

5) it is proposed for re-use and adaptation without major or complete reconstruction; and

6) the conversion will not lead to a dispersal of residential uses on such a scale as to prejudice village vitality.

5.25 The long term decline in employment in agriculture has continued with a reduction in agricultural employee employment in Mendip of 18% between 1981 and 1991 (1991 Census of Employment). In 1992 some 51% of farm holdings in the District were of a size which theoretically made them part time holdings (1992 Agricultural Census, reported in MAFF, 1993).

5.26 Policies E9 and E10 allow for farm businesses to diversify their activities, beyond those ancillary to farming, to help sustain farm incomes and maintain local employment.

Policy E9 - Farm Diversification

Development to allow for the diversification of employment or income generating activity on a farm will be permitted where the proposal is:

1) complementary to the agricultural operation on the farm; and

2) is operated as part of the farm holding.

Where a new building is proposed, development will be permitted where additionally:

1) an existing building can not be re-used or adapted;

2) the siting of the new building is well related to an existing group of buildings; and

3) the design of the new building and the materials used are in keeping with the character and appearance of the landscape.

Where the proposal is for holiday accommodation, permission will be granted with a condition specifying its use as holiday accommodation only.

Policy E10 - Farm Shops

Development to allow for the diversification of activity on a farm for a farm shop will be approved where it would not be likely to adversely affect the availability to the local community of accessible convenience shopping.

5.27 There will be some cases where the demands of farming or forestry work may make it essential for one or more of the people engaged in this work to live at or very close to the site of their work. An exception can be made to the strict control of new house building in the open countryside in this situation. Policies E11 and E12 set out the requirements that need to be satisfied before permission can be granted for such dwellings, in accordance with Government Policy .

5.28 Where permission for temporary accommodation is granted in accordance with Policy E12, permission for a permanent dwelling will only be given subsequently where the criteria in Policy E11 are satisfied. Subsequent applications for extensions to permissions given for temporary accommodation will not be granted.

Policy E11 - Agricultural and Forestry Workers Dwellings outside Development Limits

Development of a permanent dwelling outside development limits for an agricultural or forestry worker will not be permitted unless:

1) the dwelling and its proposed siting on the agricultural or forestry holding is essential for the proper functioning of the enterprise;

2) the need for the dwelling relates to a full-time worker or one who is primarily employed in agriculture;

3) the unit and the agricultural activity concerned have been established for at least three years, have been profitable for at least one of those years, are currently financially sound and have a clear prospect of remaining so;

4) the need for the dwelling cannot be satisfied by another dwelling on the holding, or other existing available accommodation in the area which has a suitable location well-related to the farm unit;

5) the need cannot be satisfied by the conversion of a building on the holding;

6) the proposed siting is also well-related to existing farm buildings on the holding; and

7) the size of the proposed development is commensurate with the established functional requirement for the holding.

Where planning permission is granted for a dwelling outside development limits for an agricultural or forestry worker, the occupation of the dwelling will be limited to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependants.

Policy E12 - Temporary Accommodation for Agricultural and Forestry Workers

A proposal for a caravan or other form of temporary accommodation outside development limits for an agricultural or forestry worker will not be permitted unless:

1) there is clear evidence of a firm intention and ability to develop the enterprise concerned and that the enterprise has been planned on a sound financial basis;

2) the accommodation and its proposed siting on the agricultural of forestry holding is essential for the proper functioning of the enterprise;

3) the need for the accommodation relates to a full-time worker;

4) the need for the accommodation can not be satisfied by an existing dwelling on the holding, or other existing available accommodation in the area which has a suitable location well-related to the farm unit;

5) the need cannot be satisfied by the conversion of a building on the holding; and

6) the proposed siting is also well-related to existing farm buildings or other dwellings on the holding.

Where planning permission is granted for temporary accommodation, it will be subject to conditions to limit the permission to a term of no more than 3 years and will:

1) limit the occupation of the accommodation to a person solely or mainly working, or last working in the locality in agriculture or forestry, or a widow or widower of such a person and to any resident dependants;

2) require the removal of the temporary accommodation within 3 months after the expiry of the permission; and

3) require the restoration of the site within 12 months after the expiry of the permission in accordance with a scheme submitted to, and agreed in writing with, the Local Planning Authority, unless a permission is granted for a permanent dwelling.

Extensions to a permission for temporary accommodation will not be granted for a period beyond 3 years from the date of the original consent, after which time applications will be judged against Policy E11.

5.29 Proposals to re-locate farms to new purpose designed buildings will be dealt with within the Policy context provided by the Local Plan on an exceptional basis where this is fully justified.

5.30 It is estimated that over 1,500 jobs in Mendip are supported by tourism expenditure, accounting for 4% of the workforce (West Country Tourism Board, 1997). The value of tourism-based expenditure is estimated at over £40 million annually. The Council’s Economic Development & Tourism Strategy aims to:

• promote the District as a high quality destination for holidays, short breaks and specialist interests;

• secure improvements to the quality of information, facilities, tourism amenities, attractions and accommodation; and

• protect and enhance the natural and man made assets of the District, which underpin the area’s draw as a tourist destination.

5.31 The Structure Plan directs tourist attractions and accommodation to settlements and outside settlements gives priority to the improvement of existing attractions and accommodation and to the mitigation of the environmental impact of existing development. Farm diversification proposals for tourist related activities can make an important and appropriate contribution to the rural economy, Policy for which is provided under Policy E9.

Policy E13 - Tourism Development in a Town or Village

Tourism development within the development limits of a Town or Village will be permitted where:

1) the scale and type of proposed development is compatible with the role and size of the settlement;

2) it will not lead to increased visitor pressures on such a scale as would harm the natural environment, heritage or distinctiveness of the locality;

3) proposed buildings and structures respect the scenic quality and distinctive character of the local landscapes and townscapes;

4) the amenity of nearby uses will not be harmed; and

5) developments giving rise to a significant number of employee or visitor travel movements are in a location accessible by public transport.

Policy E14 - Tourism Development outside Settlement Development Limits

Tourism development outside the development limits of Towns or a Village will be permitted where:

1) the scale and type of proposed development is compatible with the countryside location;

2) the extension of existing tourism development will result in improved layouts or landscaping or other environmental improvement;

3) it will not lead to increased visitor pressures on such a scale as would harm the natural environment, heritage or distinctiveness of the locality;

4) proposed buildings and structures respect the scenic quality and distinctive character of the local landscape;

5) the amenity of nearby uses will not be harmed; and

6) developments giving rise to a significant number of employee or visitor travel movements are in a location accessible by public transport.

5.32 Home working has the potential to contribute to the achievement of the Local Plan’s strategic aims and objectives, by reducing the need to travel, and is therefore to be supported where it does not harm interests of acknowledged importance. Home working can often take place without the need for planning permission and where permission is or becomes necessary, proposals will generally be acceptable where they will not harm the character or amenity of the building, neighbouring dwellings or the area.

Policy E15 - Home Working

The creation of a workplace within a dwelling, or through the adaptation of suitable outbuildings within a residential curtilage, will be permitted where the character and amenity of the building, neighbouring dwellings and the area, is maintained by:

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

2) preventing any harmful future intensification; and

3) limiting any advertisement to a small discreet notice.

6.1 The centres of Mendip’s five Towns play an important role in the economic and social life of the District. They each provide a focus for a variety of activities and contribute to the quality of life of a large number of people. Town centres make an important contribution towards achieving the aims of sustainable development by offering a variety of services which can be reached by making a single journey. They are the locations which are most accessible by alternative means of travel to the car.

6.2 To inform the policies and proposals of the Adopted Plan the Council commissioned research on a Town by Town and District-wide basis. This provided broad forecasts of retail and commercial leisure demand. Health checks have been carried out for all the Towns and the relationship between centres has been explored, leading to consideration of the scope for development or change in each Town.

6.3 No one town centre in Mendip dominates and there is no District Centre within Mendip as such, but all of the Towns are important to their catchment population. All of the Towns generally meet their own needs for convenience goods retailing and

should continue to do so in the future. There is movement between centres for comparison goods and it is acknowledged that our Towns are too small to fully meet their own needs for certain comparison goods, especially given their relative closeness. Research also shows that significant comparison goods retail expenditure is lost from the District, particularly to larger surrounding centres.

6.4 A market testing exercise undertaken on behalf of the Council identified there is no demand from operators to develop large scale commercial leisure facilities, such as a cinema, bowling alley or health and fitness centre, in Mendip. The District is not considered to have a large enough catchment population to make these operations viable.

6.5 The Council wishes to sustain and enhance the vitality and viability of each Town Centre. Attractive and lively towns can draw in investment. It will be important to have a balance between retail, services, leisure, community facilities and housing in our Town Centres in order to enhance their vitality and viability.

6.6 The Council has actively investigated and identified Town Centre and edge of centre locations for future retail development and other town centre uses. Due to the historic fabric of the District’s Towns, sites for bulky goods development have generally had to be identified adjacent to existing retailers elsewhere within the settlements. Sites are identified for town centre uses in Sections 11 to 15, while bulky goods retailing is addressed under Policy TC1. Other sections contain policies which are designed to enhance the environmental quality of the Town Centres. The Council has prepared a Retail, Leisure and Entertainment strategy as a background to preparing the Adopted Plan.

6.7 The Adopted Plan objectives related to Promoting Town Centre Vitality are:

• to promote development contributing to vitality and viability of the Town Centres and provide a Policy framework to improve the vitality and viability of each Town Centre, particularly by:

• retaining the primary role of the Town Centres as retailing centres and strengthen their shopping function for the local community;

• protecting and enhancing the natural and built environment and appearance of the Town Centres, to conserve their unique character;

• building upon the Town Centres’ strengths and distinct identity;

• strengthening the Town Centres as tourist destinations while maintaining their distinctiveness;

• insisting upon high quality for all new development in terms of townscape and standard of design and materials, in order to positively enhance the Towns;

• adopting a flexible approach to facilitating mixed uses particularly community and leisure uses, within the Town Centres while protecting the retail cores;

• assisting the evening economy of the Town Centres;

• enhancing pedestrian, cyclist and public transport linkages to the Town Centres where the opportunity arises; and

• preventing development which may compete with the Town Centre for investment which may be needed to ensure it as a vital and viable centre and in order to sustain the Listed Buildings that may exist there.

• to make adequate provision for the retail and leisure needs of the District over the Plan period by:

• identifying adequate and appropriately located land for anticipated development; and

• providing a Policy framework to accommodate unexpected needs and opportunities.

6.8 Area Regeneration Programmes are currently produced annually for each of the Town Centres and identify priorities, projects and proposed improvements, funding sources and partnerships. These Plans also provide for traffic management measures, and improvements to conditions for town centre users, consistent with Local Transport Plan objectives.

6.9 In order to promote greater vitality and viability of the Towns and reduce the need to travel, town centre uses will be focused within the Town Centre and onto allocated sites as defined on the Proposals Map, whilst restricting such development elsewhere.

6.10 The primary role of the District’s Town Centres is as retailing centres. This shopping function should be protected and strengthened in order to retain visitors to Town Centres. However, the vitality and viability of Town Centres also depends on retaining and developing a wide range of associated attractions and amenities. If key elements of multi-purpose trips are lost, the impact on the total number of trips made is significant. The loss of shopping functions could have critical knock-on effects on other key elements such as restaurants, pubs, banks etc. Different but complimentary uses during the day and in the evening can reinforce each other, making Town Centres more attractive.

6.11 Policy TC1 adopts a sequential approach to a range of town centre uses including retail, financial services, food and drink uses (currently within Use Classes A1, A2, A3 of the Use Classes Order (1987), as well as commercial leisure and entertainment uses such as cinemas, bowling alleys or bingo halls, (many of which are within Class D2) and any other key town centre uses which attract a lot of people.

6.12 Retail impact assessments will be required for the extension of existing out-of-centre retail units, as well as for proposals for new development. These will not be permitted

if adverse impact, either individually or cumulatively on the viability of the Town Centre in which the proposal is located or any nearby centre, is identified. Expansion of out-of-centre retailers can have just as much of an impact on Town Centres as new stores, especially in Towns of the size found in Mendip. Both should be thoroughly assessed. In order to assess cumulative impact, recently completed development and outstanding planning permissions within the catchment of the Town Centres should be taken into account. Retail impact assessments should address the following issues:

1) the extent to which development would put at risk the strategy for the Town Centre and for the District as a whole;

2) the likely effect on future private sector investment needed to safeguard the vitality and viability of that centre;

3) changes to the quality, attractiveness and character of the centre, and to its role in the economic and social life of the community;

4) changes to the physical condition of the centre;

5) changes to the range of services that the centre will continue to provide;

6) likely increases in the number of vacant properties in the protected retail frontage area; and

7) in the case of leisure, entertainment or other evening uses, the implications for the evening economy.

6.13 In order to control the impact on Town Centres and traffic generation the Council will restrict the range of goods to be sold from the development, to those for which an out of centre location is essential.

6.14 The Council commissioned research on the need or capacity for further retail or leisure development in the Towns and has identified sites to accommodate change in the District to 2011 accordingly. Applicants will therefore be required to demonstrate a need for the development and that all potential Town Centre and allocated site options have been thoroughly assessed before less central sites are considered. Applicants may need to be flexible about the format, design and scale of the development and amount of car parking, tailoring these to fit potential Town Centre or allocated site options. For a site to be classed as edge of centre, it will need to be located within easy walking distance of the primary shopping area, that is, within 200-300m of the Protected Retail Frontages. The exact distance a site will be considered edge of centre will be determined by local topography, strength of attraction of the Town Centre and the attractiveness of the route between the two.

6.15 Exceptions to Policy TC1 may be made in the case of local convenience shops (see Policy SN16). Policy TC1 should be read in conjunction with TC2, which addresses the distribution of development acceptable within the Town Centres and TC3, the design of shop fronts.

Policy TC1 - Town Centre Uses

Development for retail, financial and professional services, food and drink, commercial leisure and entertainment uses will be permitted within the Town Centres of Frome, Glastonbury, Shepton Mallet, Street, and Wells as identified on the Proposals Map and on sites as allocated in policies F5, SM3, S&W5 and W3 for the uses indicated in those policies only.

Outside these areas, these uses will only be permitted if:

1) a need for the development can be demonstrated;

2) there would be no significant adverse impact, either individually or cumulatively on the vitality and viability of the Town Centres;

3) it can be demonstrated that the development cannot or could not be accommodated in the foreseeable future in the Town Centre or on allocated sites, or failing that on the edge of Town Centre or failing both, sites elsewhere within the settlement;

4) the proposal does not materially prejudice the development of sites identified for other uses; and

5) the site is, or can be made, equally as accessible by foot, cycle and public transport as a Town Centre location.

6.16 It is important to protect and strengthen the shopping function of the Town Centre, and particularly to retain the character and vitality of the primary shopping core of the Town Centres. Protected Retail Frontages are therefore identified on the Proposals Map, as part of a positive strategy for the promotion of the whole Town Centre as a diverse, multi-functional area. The protected frontages form the heart of the shopping centre and are generally dominated by retail outlets, are close to the geographical centre of the Town Centre and have the greatest pedestrian traffic. An over concentration of non-retail frontages and loss of important retail uses would detract from the attractiveness of the centre as a whole, could reduce shopping activity and could harm their viability and vitality.

6.17 Restaurants and eat-in cafes can contribute to the overall attractiveness of the Town Centre, particularly when activity extends into the evening. They are accessible to the public at large, often form part of a linked trip, and can offer visual interest within a frontage. In identified protected frontages no more than two adjacent non retail units will be allowed and it is considered that non-retail uses occupying an excess of one third of a frontage length tends to undermine the success of the shopping centre. When considering any such proposal to introduce an eat-in café or restaurant account will be taken of other non-retail ground floor uses that both exist, or have extant planning permission for, a use other than a shop.

6.18 The Protected Retail Frontages are identified on the Proposals Map. For the purposes of assessing TC2 (2) the lengths of frontage that will be considered are:

Frome:

South side of Market Place

West side of Cheap Street

East side of Cheap Street

West side of Scott Road / North side of Market Place

East side of Scott Road

Westway Centre

Shepton Mallet:

West side of Town Street / High Street

East side of High Street

North side of Market Place / Town Street

South side of Market Place

Street:

North side of High Street

South side of High Street

Crispin Centre

Glastonbury:

The Cross / North side of High Street

South side of High Street

Wells:

North side of High Street

South side of High Street

North side of Market Place

6.19 In the remainder of the Town Centre a wider range of town centre uses will be acceptable. Proposals for housing within the Town Centre may be acceptable away from commercial frontages. In exceptional circumstances, if genuine but unsuccessful attempts have been made to retain the premises in a town centre use, the use of the premises for housing may be acceptable, particularly where the proposal contributes to the preservation or enhancement of a Listed Building. The key must be to achieve

the right balance of uses allowing for the provision of non-retail uses while maintaining the attractiveness of a centre as a place to shop. Residential use of upper floors will be encouraged (Policy TC5). Whenever possible, rear access to properties within the town centre should be retained and provided, to assist in improving conditions, particularly for pedestrians, in the Town Centres.

Policy TC2 - Ground Floor Uses in Town Centres

Within the Protected Retail Frontages identified on the Proposals Map, change of use away from retail use on the ground floor level will not be permitted, except in the case of eat-in cafes or restaurants.

Development of an eat-in cafe or restaurant will be permitted at ground floor level within the Protected Retail Frontages if:

1) it would not result in three or more non-retail uses in adjoining premises;

2) it would not result in more than a third of the premises within that frontage being in non-retail use; and

3) a window display is to be maintained at all times.

In the remainder of the Town Centre, away from Protected Retail Frontages, the only uses permitted at ground floor level fronting a highway will be retail, financial and professional services, food and drink, leisure and entertainment uses and other non-retail commercial development appropriate to a town centre.

6.20 Town Centres must provide a high quality environment if they are to continue to be places where people wish to go. Consideration of the design of shop fronts will help to improve this. The design of shop fronts including those proposed for new retail development should have proper regard to their relationship with the surroundings and develop and enhance local character. They should add interest and variety and reflect local contexts. This includes proposals which affect both traditional and modern shop fronts and those associated with conversions to offices or other uses. The design of new retail development should avoid presenting blank frontages to Town Centres or being inward looking and should create lively street frontages.

6.21 The Council seeks to promote or reinforce local distinctiveness. Wherever possible, existing shopfronts of merit should be repaired and retained, including good 20th Century examples. Traditional shop fronts in particular, are an integral part of historic townscapes. Companies must be prepared to adapt their corporate style to take account of the local area, including the existing street frontage. It is often desirable, both for appearance and to preserve historic continuity, that shop fronts are retained even if the use of a building has changed.

6.22 Advertisements are included in the Policy to encourage the incorporation of signs as an integral part of the appearance of the shop front. The general approach to advertisements is set out in Policy Q19. The Council’s overall approach to design is

set out in Policy Q1. Regard should also be had to Policy TC5 relating to access to upper floors, and shops should, wherever possible, be accessible to the whole community. The District Council has adopted Supplementary Planning Guidance to provide further guidance to applicants on these matters.

Policy TC3 - Shop Front and Office Front Design and Advertisements

New shop fronts, or alterations to existing shop fronts, will only be permitted where the character and appearance of the parent building and its setting is preserved or enhanced in terms of proportions, scale and design by:

1) repairing and retaining an existing shop front of architectural value;

2) using materials sympathetic to the area;

3) incorporating fascias in proportion, in their width and height, with the shop front and building of which they form a part, where a fascia is appropriate;

4) using traditional kinds of sign and hanging sign, rather than bulky, internally illuminated box fascias or projecting box signs, as an integral part of the shop front;

5) using illumination only where it is a well designed part of the advert or shopfront;

6) incorporating any necessary security measures as an integral part of the design; and

7) making any blind an integral feature of the shop front and parent building, retractable and of good quality materials.

6.23 Policy TC4 specifically refers to uses currently within Class A3 of the Use Classes Order (1987). All of these uses attract significant numbers of customers and are often open during the evenings. As such, they have the potential not only to introduce variety of activity into Town Centres, contributing to their overall attractiveness, but also to cause significant disturbance to occupants of surrounding property. The over-emphasis of uses such as take-aways within a Town Centre can detract from the attractiveness of a centre as a whole and the cumulative effect of food outlets can cause local problems and should be avoided. Take-aways can give rise to particular concerns of highway safety or aggravation of traffic congestion or safety problems for pedestrians, cyclists or other road users.

6.24 In considering proposals under this Policy , regard will be had to the level of activity one would expect in that location. In order to minimise any adverse effects on residential properties, the installation of appropriate ventilation and fume extraction equipment and the provision of litter bins may be required, and restrictions may be placed on the right to sell hot food for consumption off the premises and on opening hours. When restricting opening hours, regard will be had to the surrounding uses, the character of the area and the possibility of disturbance to residential areas. Details of ventilation and fume extraction equipment to be installed should be submitted with

the planning application, the remaining aspects will be secured by planning conditions.

6.25 The other Town Centre policies are also likely to be relevant to proposals under this Policy , particularly TC1 directing proposals to Town Centres.

Policy TC4 - Food and Drink

Development of a restaurant, take-away, food shop or public house will be permitted where:

1) it will not adversely affect the amenity of nearby properties by reason of noise, disturbance, smells and litter; and

2) it will not prejudice highway safety or aggravate existing traffic, congestion or safety problems for pedestrians, cyclists or other road users.

6.26 The bringing into use of vacant or underused floorspace above shops and offices (e.g. for residential, employment, community facilities and for purposes in connection with the business being conducted at ground floor level) can enhance the viability and vitality of the town centre, make efficient use of construction materials, and reduce the need to build on greenfield sites.

6.27 Residential use may have the added advantages of improving neighbourhood security outside business hours and minimising the need to travel. The fact that domestic residents of upper floor accommodation may not be car owners, or may make use of town centre car parks, will be a factor to be taken into account in assessing any need that might be generated for car parking. The potential for future residential use should not be prejudiced by development proposals that would, for example, remove an existing independent access to the floorspace.

6.28 Where a premises lies within a protected retail frontage, the restrictions on changes of use away from retail contained in Policy TC2 will apply.

Policy TC5 - Residential Accommodation above Shops and Offices

Change of Use of a shop or commercial premises, or the upper floors of premises where the ground floor is in retail or commercial use, will be permitted provided that:

1) it would enhance the vitality and viability of the Town Centre; and

2) works associated with the change of use would not prejudice the potential for those floors to be used in the future for residential purposes.

7.1 The quality of Mendip’s natural and built environment is one of its main assets. It adds to the quality of life of residents, attracts visitors and is important to the prosperity of the area. Protection and enhancement of environmental assets is also fundamental to sustainable development. Only by maintaining and improving the environment at the local level can the quality of the global environment be maintained and improved.

7.2 This section sets out policies designed to protect environmental assets and seek improvements to the environment wherever appropriate. Where the impact of a development on the environment is uncertain the Council will apply the precautionary principle.

7.3 The Draft Plan objectives related to Protecting and Enhancing Environmental Assets are:

• to conserve and enhance the quality and character of the District’s countryside, especially areas identified as having particular landscape or nature conservation value;

• to enable the provision of additional sites which will contribute to the stock of natural assets such as wildlife habitats, woodland and areas of landscape value;

• to protect and enhance the District’s water environment, including ponds, rivers, wetlands and groundwater, for their own sake, for their contribution to nature conservation and the landscape and for their contribution to water supply;

• to enable and encourage the redevelopment or reuse of suitable vacant, under used or derelict land and buildings;

• to protect statutorily designated areas, sites, features and buildings; and

• to conserve and enhance those spaces and environmental features which contribute to the character of settlements.

7.4 The conservation of biodiversity was recognised as a priority at the 1992 Earth Summit. As part of its commitment to the Earth Summit the UK Government published a Biodiversity Action Plan in 1994. This makes it clear that the conservation of biodiversity should be regarded as a key test of the sustainability of any development.

7.5 Mendip District Council has produced a Mendip Biodiversity Action Plan which sets out priorities for the conservation and monitoring of wildlife in the District. The Council will seek to maintain the overall abundance and diversity of the area’s wildlife and its habitats, to prevent any loss and encourage a net gain in biodiversity. It recognises that the protection of habitats is most important in the conservation of species.

7.6 Where development takes place the Council will ensure that the adverse impacts on wildlife are minimised.

7.7 A wide range of features have been identified as having outstanding importance for nature conservation, either because of their wildlife value or because they have special geological or geomorphological interest.

7.8 Sites of Special Scientific Interest are identified by English Nature as representative examples of semi-natural habitats forming a nationally important set of sites. These are the most important sites in the District for wildlife and earth science conservation. Some are additionally designated as Nature Conservation Review and Geological Conservation Review sites, indicating that they are unique and that their interest is irreplaceable. Others that are of particular importance have international designations which include the EC’s Special Protection Areas (for the conservation of wild birds) and Special Areas of Conservation (proposed for the conservation of habitats and wild flora and fauna). In addition a wetland site of international importance for wild birds has been designated under the Ramsar Convention.

7.9 Proposals for the development or change of use of land which may affect a European site, a proposed European site, a Ramsar site or a SSSI will be subject to the most rigorous examination.

7.10 Effects may be direct or the result of changes in other environmental systems such as hydrology or air quality caused by a development or change of use which is at some distance from the designated site. The assessment of whether a development will have a damaging impact on a site will include the risk posed to the site in the event of the failure of any system designed to protect its nature conservation value during construction or operation.

7.11 If, exceptionally development is permitted which would damage the nature conservation interest of a statutorily designated site (e.g. where it is necessary to site management for nature conservation), the developer will where a Special Protection Area or a Special Area of Conservation is affected be expected to follow the steps that are set out in C10 of Annex C to Planning Policy Guidance 9 (Nature Conservation), and in other cases should be able to demonstrate that such damage will be kept to a minimum. In such cases environmental compensation of at least similar scale and nature to the loss will be sought through planning obligations and conditions.

7.12 Currently designated sites are shown on the Proposals Map.

Policy EN1 - Sites of Special Scientific Interest

Development which is likely to have a direct or indirect adverse effect on a Site of Special Scientific Interest will not be permitted.

7.13 A number of other sites of wildlife importance have been identified as County Wildlife Sites (CWS). These are identified by the Somerset Environmental Records Centre (SERC) using a set of criteria based on current scientific knowledge. The criteria detail the types of habitat, species and plant communities which must exist on a site in order for it to qualify. These will include, for example, U.K. Biodiversity Action Plan priority species and key habitats. The criteria are set by SERC according to national guidelines and are agreed by the SERC Management Group which includes Somerset Wildlife Trust, English Nature and Local Authorities. Sites of geological and geomorphological importance have also been identified and these are designated as Regionally Important Geological Sites (RIGS). CWS and RIGS are of county or regional importance and are often highly valued by local people. A list of sites identified as CWS and RIGS is available from the Council and lists of those identified at the time of the publication of the plan are shown in Appendices 5 and 6 for information. In all cases Local Nature Reserves are statutorily designated for their local interest.

7.14 If, exceptionally development is permitted which would damage the nature conservation interest of a non statutory site, the Council will expect it to be demonstrated that such damage will be kept to a minimum. In such cases environmental compensation of a similar scale and nature to the loss will be sought through planning obligations and conditions.

7.15 Currently identified sites of County or Regional importance are shown on the Proposals Map.

Policy EN2 - County Wildlife Sites/RIGS/Local Nature Reserves

Development which is likely to have a significant adverse effect on a County Wildlife Site, a Regionally Important Geological Site or a Local Nature Reserve (either directly or indirectly) will only be approved if the planning benefits of the proposal outweigh the harm to the protected interests.

7.16 A number of species of plant and animal, are protected by legislation such as The Habitats Directive and The Wildlife and Countryside Act 1981 (amended 1985). Great crested newts, badgers and bats are among those species which are protected. It is an offence to kill, injure or take protected species or to intentionally damage, destroy or obstruct their places of shelter.

7.17 English Nature can provide advice on how best to treat protected species. Often, they can be accommodated within development proposals.

Policy EN3 - Protected Species

Development will not be permitted which would adversely affect (directly or indirectly) animal or plant species protected by law. Where development is permitted the developer will be required to take steps to secure the protection of such animals or species.

7.18 It is important to conserve the nature conservation value of the wider countryside as well as protecting designated sites and species. This will help guard against further decline in commonplace species and their habitats. In particular linear or continuous features often act as routes for migration, dispersal and genetic exchange. Other features which are not continuous may act as stepping stones along such routes. Examples include rivers and their banks, field boundary systems, ponds and small woods. The management of these features is often of vital importance in maintaining their value to wildlife.

7.19 The Mendip Biodiversity Action Plan identifies a number of Prime Biodiversity Areas. These are areas that support the greatest diversity of species and the greatest extent and highest quality of semi-natural habitat and offer the greatest potential for restoration of characteristic habitat. The aim of the Mendip Biodiversity Action Plan goes beyond maintaining these areas and is to reverse the fragmentation and reduction of habitat that has occurred

7.20 The Biodiversity Action Plan will form a useful guide to the types of habitat which should be protected or recreated, particularly within the Prime Biodiversity Areas.

7.21 Woodland is important for its contribution to biodiversity. It is also an important resource in terms of its ability to fix CO 2 from the atmosphere and has a role to play in reducing global warming. Community woodland, where public access is provided also allows for informal recreation and is a valuable amenity for local residents.

7.22 The Council will use all opportunities to increase the abundance and variety of wildlife in the District including the provision of new woodlands and other habitats.

Policy EN4 - Nature Conservation Outside Designated Sites

Proposals for development which would adversely affect a feature which has local ecological importance will be permitted if:

1) no net loss of biodiversity would result;

2) provision is made for the replacement of damaged or destroyed commonplace habitat with an area that has equivalent wildlife value and similar characteristics;

3) provision is made for the long term protection and management of such areas; and

4) no link in a network of habitats is damaged or destroyed.

7.23 Trees and hedgerows are important for their contribution to landscape, townscape and biodiversity. They also have a vital role in absorbing carbon dioxide and influencing climate change at the global scale. It is important that trees, hedgerows and woodlands are protected, especially as new tree planting takes many years to become established.

7.24 The Council will use its powers to protect trees and hedgerows where appropriate and will encourage new planting in suitable locations. However, care should be taken to ensure that new planting does not result in the loss of other sorts of habitat or archaeological features.

Policy EN5 - Protection of Trees, Hedgerows and Woodlands

Development will not be permitted where it would result in the loss of trees or hedgerows which contribute to the character of the town or village scene or the character of the local landscape or which contribute to biodiversity.

7.25 AONBs are designated for their nationally important landscapes. The primary objective of the designation is the conservation of the natural beauty of the landscape although the economic and social well-being of the area may also be material in the consideration of any development proposals within it. The promotion of recreation is not an objective of the designation although these areas can meet demand as far as this is consistent with the conservation of natural beauty and the needs of agriculture, forestry and other uses. Major development will seldom be appropriate in these areas. The impact of development close to the edge of the AONB must also be considered.

7.26 Part of the Mendip Hills AONB and part of the West Wiltshire Downs and Cranborne Chase AONB fall within Mendip District. Policy EN6 will apply in those areas in addition to the landscape and countryside policies elsewhere in the Development Plan. The Mendip Hills Management Plan deals with various management and administrative matters relating to the welfare of the Area of Outstanding Natural Beauty.

Policy EN6 - Landscape Value of Areas of Outstanding Natural Beauty

1) Development which would result, individually or cumulatively, in harm to the natural beauty of an AONB will not be permitted.

2) As an exception, major industrial or commercial development may be permitted where;

a) overriding reasons of national importance exist;

b) no alternative site that would not harm the AONB is available; and

c) conditions can be imposed to minimise any impact on the landscape.

7.27 Within the character areas as referred to in 4.8 of the Plan there are a number of features which are of particular value and require special protection. These are often the most vulnerable areas and the least able to accommodate change whilst retaining their particular value.

7.28 Some of the features are defined for their contribution to the scenic quality of the District. Others have historical or cultural associations which make them special. The sites are shown on the Proposals Map and a list including a brief description that includes a reason for designation is at Appendix 7.

Policy EN7 - Special Landscape Features

Development will not be permitted where it will have an adverse impact on the scenic value or integrity of the Special Landscape Features defined on the Proposals Map.

7.29 Within Mendip, there are a number of parks and gardens registered by English Heritage for their historic interest. Those currently on the Register are shown on the Proposals Map. They make a significant contribution to the heritage and character of the District and are of interest in their own right. These parks and gardens are vulnerable to damage, either through inappropriate development or neglect. Their landscape setting can also be vital to their interest.

7.30 If, exceptionally, development is permitted which affects a historic park or garden, the Council will negotiate to secure the restoration and long term management of the park or garden.

Policy EN8 - Parks and Gardens Listed for their Historic Interest

Development will not be permitted if it would harm a historic park or garden registered by English Heritage for its special historic importance, or the setting of such a park or garden.

7.31 Some of the areas defined as Special Landscape Features are examples of well preserved historic landscapes. Historic features are also an important part of the wider Mendip landscape and lend a strong sense of place and continuity to the District. These include small features of local significance such as walls, pathways, paving, gates and styles, milestones and other signs and markers as well as larger features such as earthworks, roadways, green lanes and the pattern of field boundaries. These features are often highly valued by the local community and collectively illustrate the historical development of the area. It is often possible to incorporate the conservation of such features into a scheme for development.

Policy EN9 - Historic Landscape

Development and changes of use will only be permitted where they respect the historic character and form of the landscape. Features and structures of historic interest should be preserved in situ as part of the development wherever possible.

7.32 Green belts are designated to prevent urban sprawl by keeping land permanently open and encourage urban regeneration and the recycling of urban land.

7.33 The openness of the land is the most important consideration in these areas but they also have a role to play in providing access to open countryside, opportunities for outdoor sport and recreation, retaining attractive landscapes, retaining land in agricultural and forestry uses and securing nature conservation interests.

7.34 There is a small area of the Bath and Bristol green belt in the extreme north eastern corner of Mendip. There is a small hamlet within the area but no villages. Policies E7 and E8 on the conversion of agricultural buildings are also of particular relevance.

Policy EN10 - Green Belt

The Green Belt defined on the Proposals Map will be protected from development other than:

1) the construction of new buildings for the following purposes:

a) agriculture or forestry;

b) essential facilities for outdoor sport or recreation, cemeteries or other uses of land which preserve the openness of the Green Belt and do not conflict with the purposes of including land in it; or

c) extension or alteration of a dwelling provided this does not result in disproportionate additions over and above the size of the original dwelling, or replacement of a dwelling provided the new dwelling is not materially larger than the dwelling it replaces;

2) the re-use of a building, provided any proposal:

a) does not have a materially greater impact than the present use on the openness of the Green Belt or the purposes of including land within it;

b) does not include any extension or associated use of land which would conflict with the openness of the Green Belt or the purposes of including land in it;

c) is for a building of permanent and substantial construction which is capable of conversion without major or complete reconstruction; and

d) is for a building of a form, bulk and general design in keeping with its surroundings;

3) the carrying out of an engineering or other operation or the making of a material change in the use of land, provided it maintains the openness of the Green Belt and does not conflict with the purposes of including land in it.

7.35 Archaeological remains are a finite and non-renewable resource which are in many cases fragile and vulnerable to damage. They contain irreplaceable information about the past and are valuable for their own sake and for their role in education, leisure and tourism. They also contribute to local identity and are often highly valued by local people.

7.36 Many nationally important archaeological sites are designated as Scheduled Ancient Monuments. However, scheduling is not comprehensive. Much remains to be discovered and on some occasions sites may be acknowledged to have national significance but are not scheduled. Both scheduled and unscheduled sites of national importance should be protected for their intrinsic value.

7.37 Scheduled Monuments and other remains of national importance currently identified are shown on the Proposals Map.

Policy EN11 - Nationally Important Archaeological Remains

Development which would alter or damage archaeological remains of national importance, whether scheduled or not, will not be permitted. Development which would have an adverse impact on the setting of visible remains will not be permitted.

Where exceptionally permission is granted, a mitigation strategy will be required for the remains. Wherever possible, remains should be preserved in situ. Where this is not possible, preservation of the remains by record prior to development will be required.

7.38 Where development is proposed which may affect a site of national importance, planning permission will not be granted unless an evaluation has been carried out to determine the effect of the proposal on the archaeological value of the site. The Council will also seek the long term management and interpretation of the site as part of any scheme.

7.39 Not all the archaeological remains in Mendip are of national importance. The County Sites and Monuments Record (SMR) records known sites and buildings of local importance. In some instances the remains detailed in the SMR will be indicative of a wider area of interest. Others may be isolated finds. Although these sites are not of national importance they have intrinsic value and should be protected.

7.40 A list of sites recorded on the SMR is available from the Council and a list of the SMR at the time of the publication of the plan is shown at Appendix 8 for

information. In all cases developers should consider whether their site is likely to contain archaeological remains as part of their initial research into its development potential.

Policy EN12 - Sites of Local Importance.

Development which is likely to damage archaeological remains of local importance, including sites recorded on the County Sites and Monuments Record, will only be permitted where the importance of the development outweighs the intrinsic importance of the remains.

Where development is proposed which may affect a site of local importance, planning permission will not be granted unless a field evaluation has been carried out to determine the affect of the proposal on the archaeological value of the site.

Where permission is granted, a mitigation strategy will be required for the remains. Wherever possible, remains should be preserved in situ. Where this is not possible, preservation of the remains by record prior to development will be required.

7.41 Where there is reason to believe archaeological remains exist but limited or no investigations have yet taken place, Areas of High Archaeological Potential have been defined and shown on the proposals map. These may be based on sites in the SMR or on an assessment of historic landscape, settlement patterns, documentary or cartographic evidence or archaeological research. Within these areas it is important to ensure that proper investigations are carried out before development is permitted. Where remains are discovered which are judged to be of national or local importance, Policies EN11 and EN12 will be relevant as appropriate.

Policy EN13 - Areas of High Archaeological Potential

Within Areas of High Archaeological Potential planning permission will not be granted unless a field evaluation has been carried out to determine whether archaeological remains of local or national value exist on the site.

Where permission is granted, a mitigation strategy will be required for the remains. Wherever possible, remains should be required to be preserved in situ. Where this is not possible, preservation of the remains by record prior to development will be required.

7.42 Where a site with some archaeological interest is included in a development its interests should be safeguarded as far as possible. The opportunity may arise for public access and interpretation of the site to be secured as an educational and recreational resource for local residents. The opportunity may also arise to secure the long term management of the site as part of a scheme.

7.43 Where remains are retained in situ, the Council will negotiate with the developer to secure the long term management, public access to, and interpretation of, the site.

Where remains are preserved by record, it will negotiate to secure the long term preservation and interpretation of artefacts and the publication of the record.

7.44 Groundwater is an important resource throughout Mendip with extensive abstraction of water from underlying aquifers. The protection of both the quality and quantity of groundwater is of great importance. Once pollution has occurred it is extremely difficult, if not impossible to clean up. Pollution can put drinking water supplies at risk and may impact on surface water quality where the baseflow is dependent on groundwater. Over abstraction or development which affects recharge of the aquifer may also damage water courses and put drinking water supplies at risk.

7.45 The Environment Agency has defined Groundwater Source Protection Zones for the majority of large abstractions for potable supply. These are designed to protect against the effects of human activity on the groundwater source. Those currently identified are shown on the Proposals Map. However, they are not definitive and the Environment Agency may modify them in the light of improved information.

7.46 Three categories of Groundwater Source Protection Zones are recognised:

1) ZONE 1 (INNER SOURCE PROTECTION); located immediately adjacent to the groundwater source. It is defined by a 50 day travel time from any point below the water table to the source;

2) ZONE 2 (OUTER SOURCE PROTECTION); defined by a 400 day travel time from any point below the water table to the source;

3) ZONE 3 (SOURCE CATCHMENT); the complete catchment area of a groundwater source. All groundwater within it will eventually discharge to the source;

Development which would affect groundwater resources will be considered on a site specific basis, in consultation with the Environment Agency. Activities which are outside of planning control will continue to be regulated by the appropriate legislation and codes of practice.

Policy EN14 - Groundwater Source Protection Areas

In Groundwater Source Protection Areas, developments which would cause or entail a risk of contamination of, or reduction in quantity of, groundwater will not be permitted unless effective safeguards against the contamination of, or reduction in quantity of, groundwater can be and are provided.

The following activities carry a substantial risk of causing pollution to groundwater and will not be permitted in zones 1 and 2:

1) storage tanks for hydrocarbons or any other chemicals;

2) underground storage tanks;

3) the manufacture or use of organic chemicals;

4) sewage treatment works; or

5) activities requiring the disposal of liquid waste on land.

Additionally the following will not be permitted in zone 1 unless effective safeguards against the contamination of groundwater are provided:

1) new foul or combined sewerage systems;

2) new farm slurry tanks and lagoons; or

3) septic tanks.

7.47 Development which takes place in floodplains can be at risk of flooding putting property, and potentially life, at risk. It may also impair the effectiveness of the floodplain in conveying and storing water, causing an increased risk of flooding elsewhere. Construction of flood defences is not always a cost effective solution to these problems and may be damaging to the river environment in themselves. River corridors often have value as wildlife habitats and provide corridors of movement for wildlife. They also often have a recreational and amenity value to local people.

7.48 Floodplains currently defined by the Environment Agency are shown on the Proposals Map, although a risk of flooding may exist outside these areas. Floodplain maps are continuously updated by the Environment Agency. Where a development proposal is on land that is considered to be at risk of flooding, the developer will be expected to demonstrate that no reasonable alternative sites in a lower risk category are available. The sequential test should take into account the distribution of actual flood risk, the availability of flood defences, and the effects of flood risk on both local public transport availability and the surrounding road network serving any proposed development.

Policy EN15 - Floodplains

Development will not be permitted within floodplains where that development would:

1) be at risk from flooding;

2) impede the flow of flood water;

3) reduce the storage capacity of the floodplain;

4) increase the risk of flooding elsewhere;

5) increase drainage of the floodplain; or

6) otherwise impede the natural function of the floodplain.

7.49 Watercourses contribute to the local scene, both in terms of their visual value and as habitats for wildlife. They also form corridors along which wildlife can move, often providing a route through otherwise hostile areas, allowing migration and the linking of isolated pockets of habitat.

Policy EN16 - Watercourses

Development will not be permitted where it would damage:

1) the role of the watercourse and its floodplain as a wildlife corridor by preventing or restricting wildlife movements along it;

2) the appearance and character of a watercourse and its contribution to the local scene; or

3) the flow of or quantity of water in the watercourse.

The Council will seek the enhancement of watercourses visually or as wildlife corridors which incorporate suitably sized buffer strips wherever possible.

7.50 Many forms of development result in an increase in the area of impermeable surfacing on the site. This can increase the speed of runoff, increasing the danger of flooding downstream. There is also likely to be an increased danger of contamination of runoff as it passes over these impermeable services from small spills of oil or other chemicals. The Environment Agency has produced guidance on Best Management Practice for the sustainable disposal of surface water runoff using mechanisms such as swales, reed beds, soakage lagoons and permeable paving.

Policy EN17 - Surface Water Runoff

Development will not be permitted which would increase the risk of flooding or pollution of watercourses through its impact on surface water runoff unless effective safeguards are provided to prevent this occurring.

7.51 Agricultural land is one of Mendip’s most important resources. The quantity and quality of agricultural land lost to development is an important consideration and development should be directed away from the best and most versatile land.

7.52 Agricultural land is classified by the Department for Environment Food and Rural Affairs into one of six categories. Grades 1, 2 and 3a are considered to be the ‘best

and most versatile’. The nature conservation, landscape, historic or other environmental value of grades 3b, 4 and 5 should not, however, be overlooked.

Policy EN18 - Agricultural Land Protection

Development will not be permitted if it would result in the loss of the best and most versatile agricultural land unless:

1) there is an overriding need for the development;

2) there is no suitable alternative site on previously developed land; and

3) a) sufficient land of lower grade (3b, 4 or 5) is unavailable or unsuitable; or

b) available lower grade land has an environmental value recognised by a wildlife, historic, archaeological, landscape or other designation which outweighs the agricultural considerations.

Where best and most versatile land needs to be developed and there is a choice between sites in different grades, development will only be permitted on the site of lowest grade.

7.53 Conservation Areas are designated for their special architectural or historic interest. There are separate procedures (outside the local plan process) for designating them, which incorporate public participation and consultation. The Council will keep under review the need for new Conservation Areas to be designated or for the boundaries of existing areas to be reviewed.

7.54 The Council has a statutory duty to formulate and publish proposals for the preservation and enhancement of Conservation Areas and this does not form part of the Local Plan. However, development proposals will impact on Conservation Areas and the Council will ensure that their special architectural or historic character is protected and enhanced. This will mean the protection of those features which contribute to the character and quality of the area. These may include the historic street pattern, plot boundaries, the form of the settlement and individual buildings, the spaces between buildings, the materials used in construction, street furniture, the floorscape and the uses and activities which are carried out there. Any new building, alterations, changes of use or demolitions should respect the special architectural or historic character of the Area.

7.55 All planning applications in Conservation Areas should be made with full details so that the impact on the area can be properly assessed. Partial demolition of a building in a Conservation Area does not appear to constitute development, and therefore does not require consent. The Council will consider the need for Article 4 Directions in Conservation Area controlling the partial demolition of buildings. Conservation Area Consent is required for the demolition of buildings in Conservation Areas.

7.56 Conservation Areas currently designated are shown on the Proposals Map.

Policy EN19 - New Development in a Conservation Area

Development will only be permitted in a Conservation Area where the proposal will preserve or enhance the area’s character or appearance and:

1) the siting of proposals respects the existing open spaces, trees, building line and form of the area;

2) the scale, design and proportions of proposals are sympathetic to the characteristic form of buildings in the Conservation Area and are compatible with adjacent buildings and spaces;

3) historically significant boundaries or other elements contributing to the established pattern of development are retained;

4) important views within, into and out of the area are protected or enhanced; and

5) the use and application of materials and finishes takes its precedence from local traditional materials and building techniques.

Policy EN20 - Alterations to a Building in a Conservation Area

Alterations to an unlisted building in a Conservation Area will only be permitted where:

1) the proposed alteration is sympathetic in design, scale, materials, colour, detailing and landscaping to the rest of the building;

2) the alteration will help keep the building in use and will not prevent the use of any floors; and

3) the alteration will preserve or enhance the character or appearance of the Conservation Area.

Policy EN21 - Change of Use of a Building in a Conservation Area

Changes of use of a building in a Conservation Area will be permitted where it would secure the retention of a building which contributes towards the character or appearance of the area provided that:

1) the new use will not require any changes in the appearance or setting of the building other than those which will preserve or enhance its contribution towards the character or appearance of the area;

2) the new use will not cause any harm to the surrounding area due to vehicle parking; and

3) the new use will preserve or enhance the character or appearance of the Conservation Area.

Policy EN22 - Demolition in a Conservation Area

Development which would require demolition or partial demolition of an unlisted building or structure within a Conservation Area will not be permitted unless either:

1) the building or structure detracts from the character of the Conservation Area; or

2) the demolition or partial demolition would allow a new development to take place which would bring substantial benefits to the community and/or the character and appearance of the Conservation Area and which outweigh the benefits of retaining the building or structure.

7.57 Buildings which represent the best of the nation’s historic and architectural built heritage are Listed by the Department for Culture, Media and Sport. They are irreplaceable. The Council has a statutory duty to ensure that Listed Buildings, their setting, and any features of special architectural or historic which they possess, are preserved.

7.58 The best way of ensuring the maintenance and protection of such buildings is for them to have a viable long term use. The Council will therefore be flexible in considering changes of use of Listed Buildings, provided this does not result in damage to the building or its setting or in inappropriate alterations to the building fabric.

7.59 Many Listed Buildings also have archaeological value and appear on the County SMR (see Policy EN12).

7.60 Any application for permission to carry out works to, or change the use of, Listed Buildings should be accompanied by details of all the intended alterations to the building and its curtilage in order that their impact on its appearance, character and setting can be assessed. Listed Building Consent is required for the demolition or partial demolition of Listed Buildings.

7.61 Changes of use should provide for the use of the whole building and should not, for instance, prejudice access to upper floors. The raising or lowering of ceiling heights, removal of floors or construction of new staircases will seldom be appropriate.

Policy EN23 - Alterations to a Listed Building

Alterations or extensions to a Listed Building will not be permitted where the historic form of the building, or any feature of special architectural or historic interest, would be damaged or lost.

Policy EN24 - Changes of Use of a Listed Building

Changes of use of part or the whole of a Listed Building will only be permitted where the use will not damage the form of the building, any features of special architectural or historic interest, or the setting of the building, either in the course of the use or because of alterations which are required by the change of use.

Policy EN25 - Demolition of a Listed Building

Development which would require the total or partial demolition of a Listed Building will only be permitted where:

1) it is demonstrated that no use can be found for the building;

2) no charitable trust or other organisation can maintain the building for its historic or architectural value; and

3) demolition will not cause harm to the setting of any other Listed Building, the character of the locality or the character or appearance of a Conservation Area.

Development requiring the demolition or removal of structures within the curtilage of the Listed Building will be permitted where that would improve the appearance of the building.

7.62 The appearance and interest of a Listed Building can be greatly affected by its setting. This might include gardens or grounds, but also includes the general street scene within which the building fits. This may be affected by inappropriate new development, by ancillary uses such as roadways or car parking or by the removal of trees or other features.

Policy EN26 - Development Affecting the Setting of a Listed Building

Development will not be permitted if it would harm the setting of a Listed Building

8.1 Conservation of energy is a key issue in reducing environmental problems such as global warming. The location and design of new development has an impact on how energy is used, not only in terms of the efficiency with which energy is used within buildings but also in the travel patterns that are generated. The use of other resources, such as minerals and water, is also affected by the location, design, layout and development practices employed in new building.

8.2 The Government also wishes to stimulate the exploitation of renewable energy sources, wherever they have the prospect of being economically attractive and environmentally acceptable, in order to reduce the use of non-renewable sources of energy.

8.3 The Adopted Plan objectives relating to Managing Energy and Resource Demand are:

• to promote energy efficient design and siting of new development;

• to promote the development of renewable energy generation within the District, in scale with the District’s landscape and settlements; and

• to promote resource efficiency and conserve natural resources in the design and siting of new development.

8.4 The layout and design of buildings can have a marked impact on their efficiency. The orientation of dwellings to maximise passive solar gain can reduce the need for energy derived from fossil fuels. Similarly, the avoidance of particularly cold or windy sites or the creation of more sheltered micro-climates can minimise the amount of energy needed. Traditional building designs and urban layouts will often take energy conservation into account. However, regard should be had to the design policies of this Plan. Insulation of buildings is also, of course, important.

8.5 The following Policy will apply to all proposals for development.

Policy ER1 - Energy Conservation

Development will only be permitted where all practicable measures for the conservation of energy have been included in the design, layout and siting of the proposal.

8.6 The forms of renewable energy generation most likely to be significant during the plan period in Mendip are wind, hydro, solar and biomass energy.

8.7 It is important to use all viable opportunities to generate power without producing harmful emissions to the environment. In some cases, therefore, renewable energy developments may exceptionally be permitted in areas where other forms of development would not, because of the benefits of this type of power generation.

8.8 Environmental Impact Assessment (EIA) may be required for larger schemes or those which have a particular environmental impact. EIA regulations set out where an assessment will be required, based on a number of criteria relating to the characteristics of the development and its location, including cumulative impact.

Policy ER2 - Wind Energy

Wind turbines, whether in groups or singly, will be permitted where they:

1) are sited and designed so as to minimise their impact on the landscape, and will not significantly affect the landscape value of an Area of Outstanding Natural Beauty;

2) will not have an adverse impact on the character or setting of a settlement;

3) will not lead to nuisance by reason of noise, safety, shadow flicker, electro-magnetic interference or reflected light. Particular attention will be given to the impact on dwellings and other regularly occupied premises, unless it is part of a development served by that turbine;

4) will not detrimentally affect the character or setting of a Listed Building, Conservation Area or a Scheduled Ancient Monument;

5) will not result in damage to a site designated for its ecological or archaeological value either during or after construction; and

6) provision is made for the removal of redundant turbines and associated structures.

Policy ER3 - Hydro Energy

The generation of hydro-electricity will be permitted where a scheme will not, through either construction or operation:

1) significantly detrimentally affect the landscape value of an Area of Outstanding Natural Beauty;

2) detrimentally affect an SSSI, a County Wildlife Site or a protected species;

3) adversely affect the water quality or the amenity or wildlife value of the watercourse either at the site or downstream, or

4) result in the loss of water flow or an increased risk of flooding downstream.

Policy ER4 - Solar Energy

Generation of energy from the sun, whether by active solar heating or photo-voltaic cells, will be permitted where they:

1) will not have a significant detrimental affect on a Listed Building or Conservation Area; and

2) can be satisfactorily incorporated into the fabric of an existing building without undue loss of amenity or form an integral part of the design of a new building.

8.9 The production of material for biomass combustion does not require planning permission and can represent a useful form of farm diversification. The construction of plant for combustion of this material and generation of electricity will require permission. Since the biomass material tends to be heavy and bulky, combustion plant will need to be close to sources of production to minimise generation of traffic and the environmental costs of transporting fuel.

Policy ER5 - Biomass Energy

Proposals for the generation of energy from biomass, whether an energy crop or farm waste, will be permitted where:

1) the proposal would not cause loss of amenity to neighbouring properties by reason of noise, dust, smoke or smell;

2) the site can be satisfactorily accessed and will not result in the large scale generation of additional traffic ; and

3) the proposal is of a scale appropriate to its location.

8.10 The abstraction and treatment of water for domestic or commercial use has an environmental impact and the adverse effects of this are becoming increasingly apparent as additional demands are placed on water supply. Wise use of water is therefore important in order to minimise environmental impact and the waste of resources used in treating and transporting water.

8.11 The layout, design and location of buildings and structures can have an impact on consumption of water. Rainwater collection and drainage systems can also make a contribution to sustainable use of the water environment.

8.12 Measures to increase the on-site infiltration of surface water using porous surfaces, swales and soakaways where appropriate can help to protect the water environment and enhance wildlife habitat.

8.13 Measures to conserve water will be particularly important for developments which are high users of this resource, such as fishing ponds and golf courses.

Policy ER6 - Conservation of Water Resources

Development will only be permitted where all practicable measures for the conservation of water have been included in the design, layout, siting and drainage of the proposal.

8.14 Extending the useful life of materials not only saves global resources in their production but also reduces the environmental cost of landfill and transportation of heavy or bulky building materials. Fly tipping of inert building waste can also cause local environmental problems.

8.15 Re-use of building materials on site wherever possible would avoid creating unnecessary problems of this nature. Topsoil and rubble can be retained on site for use in landscaping and suitable material can be crushed and recycled as low grade hardcore and aggregate. Re-use of higher grade materials, such as brick, stone and tiles can often contribute to the character of a scheme and help integrate it with its surroundings.

8.16 Care will, however, need to be taken to ensure that re-cycling operations do not themselves cause nuisance or pollution on or near the site.

Policy ER7 - Re-use of Materials.

As far as practicable, all suitable inert waste material generated by a development shall be re-used on site as aggregate, hardcore or for landscaping purposes.

9.1 Social considerations have informed the preparation of the Local Plan from the outset. These considerations run through the Plan and pervade all aspects of the Plan’s policies and proposals.

9.2 This section includes policies for housing, community facilities including local shops and services, and leisure facilities, although policies for these uses in Town Centres are considered in the Town Centre Vitality Section. Transport issues are also mainly considered in this section, since the need to move between activities is essentially a social need, although it is recognised that there are also economic and environmental implications.

9.3 Mendip District Council has statutory powers to seek planning obligations for contributions to infrastructure provision which is directly related to a proposed development, fairly and reasonably related in scale and kind to the proposed development and necessary for the development to proceed. This section indicates circumstances in which such planning obligations will be sought to secure contributions towards those social needs.

9.4 The Adopted Plan’s objectives for helping to address the community’s social needs are:

• to provide sufficient housing to meet the housing needs of the District’s population over the remainder of the Plan period, by providing for about 3,900 additional homes over the period April 1999 to June 2011;

• to ensure that new housing offers a mix of types of housing to meet the variety of housing needs and requirements;

• to secure the provision of 1,500 subsidised homes, and a minimum of 650 low cost market homes, over the period April 1997 to June 2011 to meet local need and to ensure that the benefit of affordable housing will be enjoyed by successive, as well as initial, occupiers;

• to provide a range of housing sites which are:

• suitable and available for housing;

• capable of being developed economically over the Plan period;

• suitable for meeting the housing requirements of the whole community; and

• capable of providing a greater choice and a better mix in the size, type and location of housing

• to maximise the amount of development within the existing urban areas of the District’s Towns, consistent with maintaining and enhancing the quality of the urban environment;

• to give priority to the re-use of previously developed land;

• to achieve 60% of house completions on previously developed land, over the period April 1999 to June 2011;

• to ensure that greenfield sites and previously developed urban sites are developed efficiently so as to minimise the loss of greenfield land;

• to ensure that new development makes appropriate provision for local community needs;

• to promote, so far as is reasonable through the planning system, the maintenance of and improvement in the availability, accessibility, range and quality of community services and facilities;

• to meet the recreational needs of the District by:

• retaining and improving existing sites which are used for formal and informal recreation

• encouraging and, in association with new developments, requiring appropriate provision for further recreation facilities;

• to maintain and enhance public access to the countryside for informal recreation, as far as is reasonable through the planning system; and

• to maintain existing local shopping facilities and ensure that new development makes appropriate provision for new retail facilities, so far as is reasonable through the planning system.

9.5 Mendip District Council has adopted a corporate approach in preparing and co-ordinating the preparation of this Local Plan and the District Housing Strategy. The Council recognises that the planning system and the Council’s housing activities are tools which can be used to help achieve the community’s needs and aspirations. Together, the planning system and the Council’s housing function have the potential

to make the most effective use of the existing housing stock and to deliver suitable new housing, including affordable housing to meet identified local need.

9.6 The Council works with others to make the most of existing social rented and private sector housing, through mechanisms such as the Empty Homes Strategy and grant schemes aimed at renovating unfit housing and other properties in need of renovation, repairs to properties and adaptations for people with disabilities.

9.7 One of the functions of this Plan is to show how the Structure Plan requirement for about 8,950 additional houses in the District over the twenty year period between 1991 and 2011 is to be accommodated.

9.8 Figure 1 shows that by April 1999, 3,414 houses had been built since July 1991. At April 1999 there were planning permissions for about 1,727 further houses but we anticipate that about 100 of these might not be built. Figure 1 therefore shows that about a further 3,900 houses need to be provided for over the remainder of the Plan period, to meet the Structure Plan requirement. House completions and permissions granted are monitored annually. Updated figures will be included in annual monitoring reports.

FIGURE 1: THE HOUSING POSITION AT 1 APRIL 1999

Adopted Structure Plan Review Housing Requirement, 1991 - 2011, is about 8,950

9.9 Experience shows that previously developed sites not specifically allocated for housing in a Local Plan (and often referred to as "windfall" sites) make a significant contribution to the supply of housing in Mendip. In order to ensure that the role of such sites in providing sufficient land for housing is carefully taken into account in the Local Plan’s strategy, a windfall capacity study has been undertaken. The study took account of the implications of policy measures, such as the requirement to make

more efficient use of urban land, and conclusions reached by Baker Associates and the University of the West of England about housing market activity, employment generated demand and the socio-economic characteristics of the District, as well as sample surveys identifying infill development opportunities within the District’s Towns and the level of difficulty in bringing such sites forward.

9.11 The allowance made for the future contribution of small windfall sites in the Villages represents a 25% reduction in the past rate at which sites contributed to the supply of housing land over the period 1992 to 1999. This is to reflect the Plan’s strategy and the consequent approach taken to the definition of development limits in these settlements.

9.12 In making these allowances, the Plan assumes that the average annual contribution to the supply of housing land in the District will be about 180 dwellings per annum. It is expected that, as in the past, the actual contribution in any one year will vary according to housing activity generally.

9.13 The study also concluded that the contribution from medium windfall sites is not likely to be significant and that no allowance should be made. However the contribution that such sites have made will be taken into account in rolling forward the Local Plan.

9.14 Sites for future housing development have been selected in the context of the Adopted Plan’s overall Strategy and as a result of extensive dialogue with Mendip’s residents and with technical consultees. Priority has been given to the identification of vacant, derelict and underused areas of land and buildings and to locations well related to services and facilities and served by public transport. However, assessment of the current availability of previously developed land, in excess of 0.4 ha, shows that the supply of such sites is not great. In order to meet the Structure Plan requirement it has been necessary to allocate some greenfield land but the approach has been to maximise the contribution from previously developed land.

9.15 The sites allocated for housing, or for a mix of uses that includes housing, are set out in Sections 11 to 15 and listed in Appendix 9, Table 2. Appendix 9, Table 1 shows how the housing land requirement for Mendip is provided for in this Local Plan.

9.16 There is a presumption that previously developed sites should be developed before greenfield sites and the Plan seeks to manage the release of land to achieve this and to control the pattern and speed of development. The sequential approach to housing site selection, described above, provides a logical basis for the managed release of housing land. It is considered that the managed release of land for housing can only be justified in Frome. In the case of Frome, the release of Wallbridge is to be managed to give priority to previously developed land and to control the pattern of urban growth by giving priority to previously developed sites and sites with better accessibility profiles, whilst maintaining a continuous supply of land for housing in the Town.

9.17 The Council will continue to monitor house-building activity on an annual basis. It will monitor both the rate at which windfall sites add to the supply of housing land and the rate at which windfall sites are completed. The Council will monitor the implementation of the Plan’s housing allocations and progress in achieving the Strategic Housing Requirement. In Frome, if windfall sites fail to come forward at the anticipated rate or allocated sites fail to come forward, the Wallbridge site will be brought forward to maintain the planned overall supply of housing land in the Town. If windfall sites in Frome come forward at a rate greater than anticipated, the Wallbridge site will be held back until it is needed.

9.18 The Council will continue to monitor other important aspects of house-building activity, such as affordable housing completions, the re-use of previously developed land and the net site densities achieved in new developments.

9.19 There is a good tradition in Mendip District of recycling previously developed land for housing. Analysis of housing completions between July 1991 and April 1999 shows that 65% of dwellings (2,206) have been built on previously developed land. Analysis of extant consents for housing at 1st April 1999 shows that 61% of dwellings with planning permission are on previously developed land. Overall, the package of policies and proposals contained in the Plan is expected to deliver a Housing Land Recycling Target of 60% for the period 1999 to 2011.

9.20 The Development Plan strategy identifies:

1) Towns as the main locations for residential development; and

2) Villages as being appropriate locations for development limited to that compatible with local needs, their individual roles, characteristics and physical identities.

Policy SN1 - Residential Development in Towns & Villages

Residential development will be permitted within the development limits of a Town or Village, where the scale of development is compatible with the role, character and size of the settlement. Residential development in a Village will be limited to conversions, infilling and small groups of dwellings.

9.21 The Adopted Local Plan has been informed by the results of a Survey and Assessment of Housing Needs in the District, undertaken for the Council by David Couttie Associates in 1997. The survey provides evidence of 2,100 households containing another household seeking independent accommodation. The vast majority of these are seeking small units, around 600 households seeking one-bedroom properties and 1150 households seeking two bedrooms. Appendix 10 shows that in 2000, Mendip District Council’s Housing Needs List had approximately 2,000 applicants registered for housing. Of these, 850 had been awarded in excess of 100 points within Mendip’s allocation policy, which indicates a high priority for housing.

9.22 The Mendip Housing Needs Survey and Assessment provides evidence that, taking account of re-lets, around 1,100 additional affordable homes will be needed for new or concealed households over the period 1997 to 2001. This is a material consideration which has been taken into account in preparing the Local Plan. The Assessment Report recommends that taking account of other delivery mechanisms and projected need for affordable housing to 2011, the District Council needs to secure 1,500 subsidised affordable homes and a minimum of 600 low cost market homes over the period 1997 to 2011. The 2000 update of the assessment confirms these targets. The Assessment Report data will be regularly updated throughout the Plan period.

9.23 New housing development should provide for a mix of housing types to meet the variety of housing needs and assist in encouraging the development of mixed communities. The provision of elements of affordable housing within housing schemes will help to achieve this.

9.24 Negotiations to secure the provision of affordable housing will be undertaken on a site by site basis, leaving room for all material considerations to be taken into account. The provision of affordable housing will be informed by the need to ensure a balanced range of house types, including a range of affordable house types (such as family housing and homes for smaller households), and the need to meet a fair proportion of housing need in the plan area, while retaining the financial viability of the scheme and achieving other planning objectives that need to be given priority in the development of the site. The Council’s Adopted Supplementary Planning Guidance will assist users of the Plan in applying Policy SN2.

9.25 With regard to each of the allocations in Sections 11 to 15 of the Plan containing an element of housing, an individual assessment has been carried out as to the suitability of a site to provide an element of affordable housing. It should be assumed that, unless it is otherwise stated, a proportion of affordable housing will be sought.

9.26 Government policy requires that "affordable housing" is defined to include both subsidised housing and "low cost market housing" for rent or sale at the cheaper end of the open market. "Affordable housing" in this context is therefore defined to include: "both housing provided:

• with subsidy support for people who are unable to resolve their housing needs in the private sector market because of the local relationship between housing costs and incomes (subsidised housing); and

• at the cheaper end of the open market, the characteristics of which (such as smaller 1 and 2 bedroom dwellings and high density dwellings), will ensure that they remain affordable to subsequent occupiers without the need for conditions or planning obligations to control occupancy (low cost market housing)."

9.27 The Mendip Housing Needs Survey and Assessment (1997) shows that 20% of households in need of affordable housing are prepared to live in any settlement in the District. Sometimes, the Adopted Plan’s Settlement Strategy will mean that it is not possible to meet housing need in the settlement where the household in need currently resides or wishes to live.

9.28 Policy SN2 is designed to accommodate people in need of affordable housing in the District generally. However, the Policy does not relate to private sector sheltered housing schemes.

Policy SN2 - Affordable Housing on Larger Sites

An element of affordable housing, where possible incorporating a mix of affordable housing types, will be negotiated within any housing development:

1) in a Town, on any development of 25 or more dwellings or any residential site of 1 ha or more, irrespective of the number of dwellings; or

2) in a Village, on any development of 15 or more dwellings or any residential site of 0.5 ha or more, irrespective of the number of dwellings.

and where:

1) there is an identified need for affordable housing;

2) there is safe and convenient access to local services and facilities and to public transport;

3) the scheme will remain economically viable; and

4) the need to achieve other planning objectives that need to be given priority in the development of the site will not be prejudiced.

Where a registered social landlord will not be managing the affordable housing and where the characteristics of the affordable houses will not ensure that they are initially affordable and will remain affordable to subsequent occupiers, permission will be subject to conditions, or a

planning obligation will be sought, to ensure that all initial and subsequent occupiers of the affordable dwellings benefit from the affordable status of the dwellings

9.29 There are particular difficulties in securing an adequate supply of affordable housing for local needs in the District’s villages. There are likely to be few developments in the Villages of sufficient scale to trigger the mechanism provided for in Policy SN2. As an exception to normal policy therefore, where it can be demonstrated that a proposed development will meet a particular locally generated need that can not be accommodated in any other way, the District Council may be prepared to permit small scale residential development outside but adjoining the development limits of a Village.

9.30 " Local people in housing need", in the context of Policy SN3, is defined in Appendix 11. Policy SN3 is designed specifically to accommodate people who live, or need to live, in the Village where the housing will be provided, or in an adjacent parish, and not general District need or need arising from Towns.

Policy SN3 - Affordable Housing, Within or Adjoining Development Limits of a Village, to Meet Local Needs in Rural Areas

As an exception to normal policies for the provision of housing for general housing demand, affordable housing for local people may be permitted within or adjoining a Village, on small sites where development would not otherwise be permitted where:

1) the housing is demonstrated to meet an identified local need for affordable housing;

2) the need can not reasonably be met within the development limits of the village concerned, on a site where housing would be permitted under normal policies; and

3) the development respects the character of the village and its landscape setting.

Permission will be subject to conditions, or a planning obligation will be sought, to ensure that all initial and subsequent occupiers of the affordable dwellings will:

1) be local people in housing need; and

2) benefit from the affordable status of the dwellings.

9.31 Undeveloped land is a vital resource for agriculture and wildlife, as well as for its visual value. Once built on, it is extremely unlikely that it will be returned to such "green" uses. To minimise the use of greenfield land for development, it is important that all developments make efficient use of sites, whether they are greenfield or previously developed urban sites.

9.32 Appropriately located development within the existing urban areas is recognised as having the effect of reducing the need to travel, contributing to the revitalisation and regeneration of those areas and helping to reduce pressure for the development of the countryside. To achieve sustainable patterns of development, it is necessary to maximise the amount of development within the existing urban areas of the District’s Towns, consistent with maintaining and enhancing the quality of the urban environment. To achieve the benefits of higher density development without the problem of "town cramming", average new-build net densities need to be increased (i.e. the areas on which development occurs need to be developed at higher densities) whilst gross densities are kept low enough to provide the recreation spaces, wildlife habitats and landscaping necessary to provide a high standard of urban environment.

9.33 Residential development will be the major user of land over the Plan period and it is important that the layout, design and density of residential developments achieve effective use of this valuable resource, whilst respecting the character of the area. It is recognised that the density of a scheme is a function or product of the thought and analysis of the site and its context and a function of the quality of the scheme’s design; it is an outcome rather than the starting point. The policies of this Plan provide for lower levels of parking provision and for more flexible means of achieving satisfactory residential environments than have been required in the past, whilst ensuring that the quality of the urban environment is maintained and improved. Developers should also in the design of their layouts give consideration to reducing road widths.

9.34 The Adopted Plan seeks to ensure that previously developed sites are redeveloped for housing at the highest density compatible with maintaining a high environmental quality. Greenfield sites also need to be developed at higher densities to make the most effective use of this limited resource.

9.35 Locations close to local facilities and accessible by a range of means of travel offer the greatest potential to reduce the use of the private car. Such sites have been given priority in the sequential approach to housing site selection in order to increase the density of development at and around places with good accessibility. In these locations, the highest densities should be achieved, whether the site has been specifically allocated or comes forward as a windfall site. Sites allocated for housing within or adjoining the District’s Towns (Sections 11-15) have been set minimum net density levels of 45 dwellings to the hectare for locations that have high public transport accessibility or are within walking and cycling distance of facilities, or 35 dwellings to the hectare for all other locations. Policy SN4 applies those standards to windfall sites; and they should be rigorously employed unless there are overriding reasons why a lower density would be appropriate, such as where a serious impact of a physical, topographical, landscape, townscape, ecological, access or traffic nature would result.

Policy SN4 - Making Effective Use of Land

A windfall residential scheme within a Town will be approved:

1) in a location with high public transport accessibility or within walking and cycling distance of facilities, where the net developable area is to be developed at a minimum of 45 dwellings to the hectare; or

2) in a location without high public transport accessibility and beyond walking and cycling distance of facilities, where the net developable area is to be developed at a minimum of 35 dwellings to the hectare.

9.36 A House in Multiple Occupation is a house occupied by people who do not form a single household. This includes any purpose built or converted flat whose occupants do not form a single household.

9.37 Houses in Multiple Occupation provide an important element of the housing stock, which can provide an acceptable standard of accommodation at an affordable price. In Mendip District the planning issues raised by Houses in Multiple Occupation principally relate to the need to ensure that the residential amenity, highway safety and the character of the building and locality are protected.

Policy SN5 - Houses in Multiple Occupation

The use of a building as a house in multiple occupation will be permitted where:

1) there would be no harm to:

a) the amenity of the intended occupiers of the building;

b) the amenity of the occupiers of neighbouring buildings; or

c) the character or appearance of the building or locality;

and

2) it would not impair the free flow of traffic or impair highway safety.

9.38 It is reasonable that developers should contribute to meet the cost of additional education infrastructure, i.e. buildings, playing fields and the like, made necessary by the increase in pupil numbers arising from a new residential development. The Council must be able to show that any contribution sought from a developer or land owner is directly related to the proposal, the need for it arises from the scheme’s implementation, and it is related in scale and kind.

Policy SN6 - Education Provision Arising from Residential Development

Where a proposal for residential development will directly generate a need for educational infrastructure that cannot be met from existing or programmed resources, and without which

the development should not proceed, a planning obligation will be sought to make good the shortfall.

9.39 The provision of recreation space and facilities for residents is vital to their quality of life. Each new dwelling will potentially generate demand for more places for recreation. It is appropriate that all developments should contribute towards the provision of these spaces and facilities to ensure shortfalls are not created or existing shortfalls exacerbated. Provision will only be required that is reasonable in each individual case and development will not be requested to contribute to meet existing deficiencies in provision.

9.40 Where no localised surplus of provision exists, all new residential development will have to make provision for public recreational space and facilities to meet the needs of prospective residents of the development. Wherever possible, provision should be made on-site as an integral part of the development, in a location well related to the proposed residential properties. Where a development does not consist of enough houses to achieve the minimum sizes of different types of recreation space, or provision on-site is considered inappropriate by the Council, and subsequently all or part of the provision needs to be made off-site, provision should be made either on land in the developer’s ownership or a financial contribution will be required to allow appropriate recreational space and facilities to be provided either by providing new sites or by upgrading existing sites in the locality. The Town or Parish Council will usually take over long term responsibility of any areas that may be provided and should normally be involved in negotiations.

9.41 Provision should be in a form which complements existing facilities in the area. Provision will be required pro rata in accordance with the minimum recreation space standard of 2.5 hectares per 1000 population. This comprises provision for the following requirements:-

a) Children’s playing space 0.6-0.8 ha

Casual/informal children’s play space and equipped children’s play area.

Required at NPFA’s standard at the ratio of 0.6-0.8ha per 1000 population.

b) Outdoor Sport (total provision): 1.7-1.9 ha

Based on National Playing Fields Association (NPFA) standards.

Of which:-

Provision for playing pitches comprises: 1.3ha

Based on conclusions derived from locally researched information on the participation in team sports (contained in Mendip Playing Pitch Strategy 1998).

9.42 Where appropriate associated built facilities such as a changing room or pavilion will be sought. In addition it is often desirable to have other amenity open spaces and ‘wild space’ to allow people first hand contact with nature within easy walking reach of their homes. Development should also ensure that the recreation potential of river corridors is fully realised, including enabling physical access to water for informal recreation and sport.

9.43 Any recreation space should be suitable for the intended purpose and provided to a quality agreed with the Council. The provision of youth and outdoor play can include the improvement of existing facilities, for example, the provision of changing facilities, all-weather surfacing or floodlighting which will considerably increase the potential for use of a facility. The Council will advise on the appropriate type of provision in any particular area.

9.44 The amount and type of space required will be related to the demographic profile of the development. Family housing and flats will be expected to provide for the full range of recreation space and facilities. Other forms of housing, such as sheltered housing or hostels, may not be expected to provide for children’s or casual play, for example, but will be expected to provide informal open spaces. Provision will be secured by planning obligations where necessary, a formal agreement with developers will be sought to ensure the facility is managed and maintained in the long term, this may include commuted maintenance sums where the facility is principally of benefit to the development itself

9.45 Larger housing developments can generate demand for built recreational facilities and not just open space and playing fields. On such sites where education provision is sought, to enable dual use by the wider community outside school hours of any proposed school hall, the hall should be of a size capable of accommodating a badminton court, provide adequate storage and appropriate access to ancillary accommodation to serve as a combined indoor sports and community hall.

9.46 Supplementary Planning Guidance will be produced to support Policy SN7 and provide further guidance to applicants. Planning briefs prepared under Policy Q8 will identify leisure requirements and appropriate locations for provision for allocated and larger sites.

Policy SN7 - Recreation Space and Facilities for New Housing Developments

All new residential development that generates a need for additional recreation facilities will be required to make appropriate provision for public recreational space and facilities based on a recreation space standard of 2.5hectares per 1,000 population.

Sheltered housing schemes, rest homes and special needs housing will be exempt from this standard but will be expected to provide informal open space.

There may be circumstances when because of the size or particular circumstances of a site, it is considered inappropriate to make on-site provision for recreation space and facilities, in such cases such provision should be made off site and should:

1) be fairly and reasonably related in scale to the needs generated by the development; and

2) be appropriately located to serve the new development.

9.47 Reasonable access to local shops is essential for the day to day needs of the local community especially the less mobile. The provision of a small shop for the sale of convenience goods only, to serve the daily shopping needs of residents of new development, will help to reduce dependence on the car.

9.48 Neighbourhood shops should be situated where they are easily accessible by foot or bicycle, in close proximity and well related to any other social or community facilities, and located so as not to involve disturbance to future occupiers of residential property.

9.49 The provision of such a facility may be through the provision of a site or building and will be secured by planning obligation where necessary; the facility should be appropriately marketed in order to secure an end user.

Policy SN8 - Small Neighbourhood Shops for New Residential Development

Where significant new housing schemes are proposed, which are not well served by existing local shopping facilities, the provision of a small neighbourhood shop will be sought, commensurate with the demand created by the development. The shop will be appropriately situated within the development and in relation to the proposed cycle and pedestrian routes.

9.50 The housing needs of travelling families and Gypsies are varied. The Council’s Housing Needs Survey and its Needs Register present a complex picture of need and aspiration ranging from traditional housing at one extreme to land without services at the other. The Council will discuss accommodation needs with gypsy and other travelling groups, their representative bodies or support groups.

9.51 Local Authorities have a statutory duty to provide temporary accommodation for families who have moveable structures without a site, or permission to place the structure on a site. In the legislation and case law, ‘accommodation’ implies traditional housing forms. Regardless of who may provide sites or ‘accommodation’, the planning issues and the resistance of local people to sites remain difficult issues.

9.52 County Councils no longer have a statutory duty to provide accommodation for gypsies and Central Government funding of site provision has ended. Mendip has one gypsy site established and managed by Somerset County Council under previous legislation. Gypsy and travelling families are now encouraged to provide sites for themselves. Local authorities are advised by Government to make adequate gypsy site provision in their local plans, through the use of locational and/or criteria-based policies or by identifying locations suitable for gypsy sites.

9.53 The number of planning applications approved for gypsies and other travellers at first attempt nationally is low, about 10%. Since all gypsies and travellers who are

statutorily homeless now have to make their own provision, suitable policies are essential if their needs are to be met.

9.54 There will be very few suitable, or affordable, sites within Towns and Villages and therefore provision will mainly be sought outside development limits. As with other forms of development, the reuse of derelict or under-used sites will be encouraged. Other Local Plan and Structure Plan policies seek to protect the countryside from harmful development, and these will be given full consideration when determining planning applications. However, a special need does exist for the provision of sites in Somerset as illustrated by the general lack of legal sites and attempts by the County Council to provide emergency accommodation for travellers. The personal circumstances of the applicant will be taken into consideration.

9.55 Any new sites for gypsies or other travelling people should have good vehicular access and be reasonably convenient for schools and other community facilities such as public transport, shops, health centres and public telephones. Potential nuisance to neighbours from vehicle movements or business activity will be taken into consideration. It will not normally be appropriate to make provision for gypsy and traveller sites in the Green Belt or in areas of open land where development is severely restricted, for example, Areas of Outstanding Natural Beauty, Sites of Special Scientific Interest, and other protected areas.

9.56 Short term (transit) sites will meet the needs of those passing through the District, with no long term occupation and will therefore require only a basic level of services including a water stand pipe, waste skip and a chemical toilet disposal point or composting toilet. In order to minimise their environmental and visual impact, it is envisaged that these sites will only be occupied for nine months of the year and will be restricted to a maximum of ten accommodation spaces. For the remaining three months of the year the site will be cleared and given a chance to recover from any overuse.

Policy SN9 - Short-term (transit) Sites for Gypsies and Other Travelling People

Short-term (transit) sites for gypsies and other travelling people will be permitted where:

1) vehicle movements, noise, or fumes would not harm the residential amenities of any neighbouring dwellings or the character of the area;

2) no serious highway problem would result; and

3) the site includes the following facilities:

a) a refuse collection point;

b) access to a drinking water supply;

c) a satisfactory means of sewage disposal/ management; and

d) a drained and stable surface.

9.57 Long term (residential) sites catering for those gypsies or travellers who live in the District for longer periods will require a higher standard of services. Sites should also be suitably landscaped when permanent, rather than temporary, planning permissions are granted. Some sites could also usefully combine transit and long term accommodation, a solution favoured by many of the travelling communities as an element of stability and self management is introduced into site provision.

Policy SN10 - Long-term Residential Sites for Gypsies and Other Travelling People

Long-term (residential) sites for gypsies and other travelling people will be permitted where:

1) vehicle movements, noise, fumes or any subsidiary business activities would not harm the residential amenities of neighbouring dwellings or the character of the area;

2) the site is reasonably well related to schools and other community facilities;

3) no serious highway problem would result; and

4) the site includes the following facilities:

a) a refuse collection point;

b) access to a drinking water supply;

c) a satisfactory means of sewage disposal/ management;

d) hardstanding for living vehicles and ancillary parking spaces; and

e) a defined safe play area for children.

9.58 Showpeople are self-employed business people who travel the country holding fairs, mostly in the summer months. They require winter bases but often year round accommodation at such bases. Older family members will stay there most of the year and there can be advantages in children living there all year to benefit from uninterrupted education. They are specifically excluded from the definition of gypsies under the Caravan Sites Act 1968.

9.59 Sites need to combine residential, storage and maintenance uses. They should be reasonably flat, have good vehicular access for large vehicles, and environmental considerations for neighbours will be particularly important given that the site may be used for the maintenance and testing of equipment. Sites on the outskirts of towns may satisfy these criteria, but, where such locations are proposed, care should be

taken to avoid visual encroachment into the surrounding countryside. Sites with substantial screening will be particularly appropriate.

9.60 Whilst there have only been a few applications for such uses in Mendip, the Local Plan should give guidance for the handling of planning applications for sites for travelling show people.

Policy SN11 - Sites for Travelling Showpeople

Use of land for the accommodation of travelling showpeople will be permitted provided that:

1) vehicle movements, and noise, fumes or any other nuisance associated with the testing and maintenance of equipment would not harm the residential amenities of neighbouring dwellings or the character of the area;

2) the site is reasonably well related to schools and other community facilities;

3) no serious highway problem would result; and

4) the site includes the following facilities:

a) a refuse collection point;

b) access to a drinking water supply;

c) a satisfactory means of sewage disposal/management;

d) hardstanding for living vehicles and ancillary parking spaces; and

e) a defined play area for children.

9.61 Participation in sport, active recreation and leisure pursuits is at an all time high and it is reasonable to assume that demand for new leisure facilities will continue to increase during the Plan period. Sport and recreation are essential components of everyday life, playing a valuable social and economic role, enhancing people’s quality of life and providing a valuable source of employment. Participation in sport can also help to improve an individual’s health and sense of well being.

9.62 The Local Plan has an important role to play in ensuring that new developments include appropriate levels of recreation space, in enabling new development to take place and in protecting existing facilities. Government guidance recognises the importance of sports and recreation facilities of all kinds and the increasing use of the countryside for these purposes.

9.63 The Draft Mendip Leisure Plan (1998 - 2002) provides a co-ordinated approach to leisure provision and management of facilities. The Leisure Plan identifies the need for various indoor specialist sports facilities. New facilities are likely to be provided

on sites where other leisure facilities are already available, or for replacement facilities on the existing site, so that it is not necessary for specific sites to be allocated in the Plan. Any proposals to provide additional recreational facilities to meet local needs of a settlement will be sympathetically considered. The important contribution that the dual use, by schools and the public, can make of existing educational facilities is also recognised, as this represents an efficient use of resources, however education needs will continue to take precedence in these schools.

9.64 The amount of open space available for public use, and its value for passive and active recreation, is an important characteristic of settlements, and is becoming an increasingly scarce resource. Recreation open space should be available to all, including the elderly and young children for active recreation and passive enjoyment. The protection of existing facilities is vital for the continued development of sport and recreation.

9.65 The Mendip Playing Pitch Strategy (1998) sets out the number, range and distribution of pitches in Mendip and identifies a shortfall in playing pitches across the District. The deficiencies identified emphasise the necessity of protecting all existing areas of playing pitch land and open space in public, private and educational ownership.

9.66 Policy SN12 applies to all open spaces of recreational value within or at the edge of development limits, including Parish playing fields, school playing fields and private playing fields, allotments, parks, playgrounds, informal or formal open spaces with public access and land last used for recreation. The recreational uses of water and waterside land should also be protected.

9.67 The Council has not undertaken a full survey of the District to identify all recreational spaces to which the Policy is to apply, but intends to do so as part of the Plan review process. In the meantime, the open spaces of which the Council is aware are shown on the proposals map. Policy SN12 will also apply to new spaces that come forward.

9.68 Although Mendip is a largely rural area, there is still a need to protect informal recreation space in the District’s settlements, just as in more heavily urbanised areas. Such areas provide open space close to homes, reducing the need to travel, providing for those who are unable to travel further afield, and also providing a green lung within settlements. Age, disability, lack of time and of transport can all render visits to the countryside impractical and it is therefore important to protect areas of recreational value within and on the edge of settlements.

9.69 Allotments can constitute important open spaces of environmental significance as well as having recreational value. Allotments should be geographically distributed in such a way as to reduce the need for car journeys.

9.70 Improvements to or the provision of changing facilities or other ancillary facilities which do not affect the quantity, quality or size of playing pitch, or adversely affect their use (including the maintenance of adequate safety margins), will be supported if it will enable more effective use of existing playing field provision. Policy SN13 is also relevant to these types of proposals.

9.71 There may be occasions when the development of a facility for sport, whether involving the construction of indoor facilities or change of use of open land, would be acceptable on these areas if the resulting facility would be of sufficient benefit to the development of sport so as to outweigh the detriment caused by the loss of the recreational open space. Examples might be the construction of sports halls, swimming pools and other facilities on school playing fields.

9.72 The development of a space of recreation value will only be acceptable if it can be demonstrated there is a reduced long-term need for the facility and there is an excess of recreation space provision in the catchment, which would still be the case after the development of a particular site and that the site has no special significance to the interests of sport.

9.73 Where exceptionally, recreation spaces have to be developed for any other use but recreation or sport, to meet an important local or national need, a replacement facility should be provided which represents an adequate substitute for, in terms of quantity, quality and accessibility, or improvement on, the existing facility. Replacement provision will usually be secured by planning obligation and should be provided prior to the commencement of development and loss of the original facility, and where necessary include commuted sums for initial maintenance of the space. Exceptions to Policy SN12 may be made in the case of the provision of education and associated community facilities on school playing fields.

9.74 Open spaces of recreational value have been excluded from development limits where these fall on the edge of settlements and can be logically excluded. These areas are also subject to the settlement strategy and other policies of the Plan, which strictly control development outside development limits.

Policy SN12 - Protection of Formal and Informal Recreational Spaces

Permission will not be granted to use or redevelop a recreation space for any use other than recreation or sport unless an equivalent area, in terms of quantity, quality and accessibility, is laid out and made available by the applicant for the same open space purpose.

9.75 Proposls for parish playing pitches, school playing pitches, other public agency playing pitches or private proposals for playing pitches, proposals for floodlighting and other improvements of playing pitches will be considered under Policy SN13. Other improvements to playing pitches such as the improvements to or the provision of changing facilities or other ancillary facilities which do not affect the quantity, quality or size of playing pitch or adversely affect their use (including the maintenance of adequate safety margins), will be permitted if it will enable more effective use of existing playing field provision.

9.76 The Mendip Playing Pitch Strategy (1998) identifies that a shortfall in playing pitches exists across the District. The Council therefore wishes to encourage the appropriate provision or improvement of playing pitches and a degree of access to them by the wider community. The availability of funding for new facilities from the Lottery

Sports Fund provides the opportunity for more playing pitches to be developed in the future.

9.77 Playing fields provided on school sites are an important resource, potentially for the wider community. Fuller use of existing or proposed facilities provided on school sites or other public agencies and the private sector will make a contribution to sustainable development objectives, reducing the need for additional facilities.

9.78 The development of playing fields (i.e. the creation of new playing fields) outside development limits, provided they are well related to the existing settlement, may be acceptable as they are by their nature relatively open and free from buildings and can provide an acceptable transition between settlements and the deeper countryside.

9.79 Floodlighting can considerably increase opportunities for sport, but can be intrusive in the wrong location. It will only be permitted in appropriate locations and if a significant increase in opportunities for sport, particularly for the wider community can be demonstrated. Floodlighting should be installed so that spillage of light is kept to a minimum and in this way visual disturbance to neighbouring properties can be avoided or kept to a low level. Where permission is granted the hours during which they are used may be limited. Particular regard should also be had for Policy Q14 regarding light pollution and Q1 regarding protection of amenity.

9.80 The term playing pitch refers to a range of sports facilities such as netball, hockey, football, rugby, tennis and cricket pitches, greens, tracks and general training areas.

Policy SN13 - Playing Pitch Provision

The development of a playing pitch or extensions or improvements to existing facilities will be permitted where:

1) the development is located within or adjacent to an existing settlement;

2) a degree of use of the provision by the wider community is secured; and

3) it would not be visually intrusive.

When the development is located outside development limits only small-scale buildings and hard-surfaced areas ancillary to the primary open recreational use of the land will be permitted.

9.81 Proposals for formal countryside sports such as golf courses, fishing lakes, motor sport courses and clay pigeon shooting where permission is required, will be considered under Policy SN14.

9.82 The Council will normally support the greater use of the countryside for sport and recreation for the benefit of local residents and visitors, providing the environmental quality of the District will be maintained and that the proposed use is of an appropriate scale to the specific locality and will not adversely affect the enjoyment of

other countryside users or the amenity of people living nearby. New facilities should be located and managed so that they minimise the need for travel by car, they should be as close as possible to where main users live and should be accessible by a variety of transport modes in accordance with Policy Q3. Suitable sites can often be found on degraded land in the urban fringe, on disused mineral sites or set-aside farmland depending on the particular activity and land should be sought of least agricultural, ecological or scenic value. There may be particular opportunities for the re-use of Rural Buildings, or Farm Diversification, for countryside sports under Policies E7 and E9 respectively. Where permission is granted, the time, space or season during which the facility may operate may therefore be restricted.

9.83 Development should respect the character of the local landscape in accordance with Policy Q1 and the nature conservation value of any site should be protected in accordance with Policy EN4. Particular attention should also be paid to issues of amenity (Policy Q1) and noise generation (Policy Q12).

Policy SN14 - Formal Countryside Leisure

The development of formal countryside leisure will only be permitted if:

1) there is a need for the facility, having regard to existing and committed provision in the travel catchment area; and

2) harm to the local environment would not be caused by the nature, scale, extent, frequency or timing of the sports activities proposed, including the number of people likely to be at the site at any one time and their degree of concentration or dispersal within the site.

Facilities should use existing buildings if they are available.

9.84 The use of land for horse keeping for recreational or commercial reasons can have a significant impact on the landscape. Changes in the nature of field boundaries and building of stables, field shelters, jumps and equipment, and the increased erosion associated with horses can be damaging to the landscape, particularly in the more vulnerable parts of the District. The cumulative impact of such developments can also be important.

9.85 These impacts need to be weighed against the recreational and economic benefits of equestrian activities when considering proposals for the change of use of agricultural land for the keeping of horses and the erection of stables and other buildings associated with equestrian activity.

Policy SN15 - Equestrian Activity

Proposals for development involving the keeping and riding of horses for recreation and/or commercial purposes, including the erection of stables, fences, jumps and other equipment will be permitted where:

1) the proposal is of a scale and nature in keeping with the character and appearance of the area;

2) where appropriate, the proposal is located in an area with an adequate provision of off-road horse-riding routes;

3) there will be no adverse effect on sites of nature conservation value, archaeological or historic interest; and

4) there will be no adverse effect on the amenity of neighbouring properties.

9.86 The need for local shops is as important within the Towns as it is in rural areas for reducing dependence on the car. Local shops serving the day to day needs of particular neighbourhoods perform a valuable function in the social and community life of an area, as well as providing an essential service.

9.87 Community halls, schools, shops, post offices, public houses and accessibility to healthcare facilities are important to the vitality of local communities and are particularly valuable community resources in the rural parts of the District. A Local Plan cannot necessarily guarantee the survival of local facilities as their continued existence depends primarily on factors which fall outside planning control, such as market forces, economies of scale and the investment policies formulated by other agencies. However the planning system can legitimately help to protect and encourage a range of local facilities.

9.88 The Council recognises that neighbourhood and village shops can provide a useful service for local people and help to reduce dependence on the car. Policy SN16 is intended to encourage the provision of small-scale, individual shops primarily selling convenience goods. As an indication of scale, bearing in mind the size of Mendip’s settlements, shops in excess of about 300sqm (as extended) are unlikely to be permitted under this Policy

9.89 As the Towns are relatively small there are no district shopping centres or large neighbourhood centres as such. Where appropriate, new facilities should be provided in close proximity to existing facilities or within existing local centres.

9.90 Exceptionally the provision of food and drink establishments, or local services that serve local needs such as laundrettes or public houses, may be permitted outside Town Centres, for example in a Village or in local centres within Towns.

9.91 Proposals must also be in accordance with other policies in the Plan, in particular they should be easily accessible on foot or bicycle and not create traffic or environmental problems. Policy SN8 deals with new shops associated with new housing development. Other retail development should be directed to the Town Centre in accordance with the policies of the Town Centre Vitality chapter.

Policy SN16 - Small Neighbourhood and Village Convenience Shops

Small convenience shops, or small extensions to existing shops, will be permitted within development limits provided that:

1) the shop (as extended) is of an appropriate scale and type to provide for the daily shopping needs of the local community;

2) the shop is conveniently located to serve the needs of the local community;

3) the shop is easily accessible on foot or by bicycle; and

4) in the case of an extension it will improve the viability of the business.

9.92 The Council wishes to ensure the retention of existing local shops and community facilities, in order to help to meet the needs of people in the District and reduce the need to travel to services and facilities elsewhere. Community facilities, particularly in rural areas, play a crucial role in maintaining viable communities, and are an important resource for everybody and in particular disadvantaged groups.

9.93 Facilities important to the local community include buildings which in their entirety or part have a social, recreational, caring, or cultural function. For example, schools provide valuable community facilities over and above their educational function and have an important role as a meeting place and generator of local groups and social activities. Meeting halls are important buildings for community, social and cultural activities. Land and finances for increasing or replacing provision are scarce, it is therefore important that existing resources are retained.

9.94 Facilities important to the local community should be retained in the community unless the maintenance of the use would perpetuate existing environmental problems, or genuine but unsuccessful attempts have been made to retain the premises in a community use and there is no likelihood of a community use. New housing suggested for the Towns could help to increase potential usage of community facilities and should be taken into account.

Policy SN17 - Retention of Village Shops, Neighbourhood Shops and Community Facilities

The change of use or redevelopment of a facility important to the local community such as a village or neighbourhood shop, post office, public house, community hall, or school, to non-community use will only be permitted where:

1) the maintenance of the use would perpetuate existing amenity, highway or other environmental problems;

2) there is no likelihood of a viable community use; or

3) alternative suitable provision is being made

9.95 The Somerset carnival season is part of the culture and character of the area. Carnival clubs make significant contributions to local and other charities and are important socially. Carnivals bring many visitors to the District and help to extend the tourism season.

9.96 The importance of carnivals and carnival clubs in the District has led the District Council to work with clubs where problems have arisen in providing sites and facilities. Often existing facilities are inadequate and construction work sometimes causes problems with neighbours.

Policy SN18 - Sites for Carnival Clubs

Proposals for sites for carnival clubs will be permitted provided that:

1) the site, together with any buildings proposed on it, vehicle movements, and noise, fumes or any other nuisance associated with the building and testing of carnival floats would not harm the residential amenities of neighbouring dwellings or the character of the area;

2) no serious highway problem would result; and

3) the site includes the following facilities:

a) a refuse collection point;

b) access to a drinking water supply; and

c) a satisfactory means of sewage disposal/management.

9.97 Land is allocated for cemetery use in a number of the District’s communities, based on advice from the relevant burial authorities and on assessments of possible sites. Interest has increasingly been expressed in the provision of woodland burial schemes to improve choice and meet a growing demand for alternatives to more conventional burial or cremation. Plots are not marked individually, by headstones or memorials, but collectively by planting native local species, including trees, over the areas used for burial. Such schemes offer a variety of environmental benefits and can be located outside development limits of settlements.

9.98 Mendip District Council, as Burial Authority serving a number of parts of the District, has agreed in principle to provide a woodland burial site in the Shepton Mallet area. Site investigations are however insufficiently advanced to allocate a site in the Adopted Plan.

Policy SN19 - Woodland Burial Provision

A proposal for a woodland burial scheme outside development limits will be permitted where significant buildings are not proposed.

9.99 Somerset County Council published its first Local Transport Plan in July 2000 and a second Annual Monitoring Report was published in July 2002. The Local Transport Plan takes account of policies and proposals in the Structure Plan and this Local Plan. Equally, the Local Plan takes account of the land use implications arising from the objectives and policies of the Somerset Local Transport Plan and is intended to support its implementation.

9.100 The Local Plan seeks to enable as many people as possible to cycle and walk from home to work, to shop and to reach other services. As well as reducing the use of the motor car, cycling and walking are important to individuals’ health and well being. Because of these benefits, and the fact that about half of everyday journeys are less than 5 miles long, high priority must be given to the needs of cyclists and pedestrians in assessing the impact of development. This approach is supported by Government through Policy guidance, for example, through its National Cycling Strategy.

9.101 Work is being done within the District to identify suitable cycle and/or pedestrian paths to meet the travel needs of different groups, and several sections of path have been developed. For example, the Town Transport Strategies prepared for Somerset County Council, following consultation with local people, have identified safe routes for residents to travel into the centres to shop, for children to get to school and to segregate pedestrians and cyclists from heavily trafficked roads. Cycleways could also provide valuable recreational routes through the countryside linking visitor attractions. Some of these routes could form part of a national network being developed by cycle charity Sustrans.

9.102 The proposed cycle and/or pedestrian links identified on the Proposals Map stem from this work and need to be protected from development. Only new routes over land which is not a highway, and where planning permission would be required, are identified. Comprehensive plans of cycle and pedestrian routes in towns can be found in the Town Transport Strategies produced by Somerset County Council as background to the Local Transport Plan. Mendip District Council will work with the County Council, developers, Sustrans and other relevant bodies/organisations to ensure these routes are built, and designed to provide a safe and attractive network in keeping with the character of the local environment.

9.103 Policy SN20 safeguards land for proposed pedestrian and cycle paths. Policy SN21 safeguards former railway land for a variety of future transport uses, in some cases also for pedestrian and cycle paths. Policies SN26 and SN27 protect existing cycle and pedestrian routes.

Policy SN20 - Safeguarding Proposed Cycle and Pedestrian Paths.

Land will be safeguarded from development which would prejudice the construction or potential function, convenience or attractiveness of a cycle and/or a pedestrian path along the alignments shown on the Proposals Map. Where necessary development cannot be sited or designed to avoid a safeguarded alignment, the developer will be required to make satisfactory alternative provision.

9.104 The potential re-use of existing disused railway trackbeds, routes, stations and sidings for possible future transport schemes provide a valuable opportunity within Mendip to encourage alternative means of travel to the motor car. These opportunities are particularly important because of the characteristics of the District’s roads which were not designed to carry the current volumes of heavy goods and other motor vehicles. In addition, the high quality of the Mendip countryside means that the environmental impact of constructing new roads can be particularly damaging.

9.105 In the context of the Government’s policies for integrated transport, and expectations of increasing resources becoming available for alternative means of transport to the private car, it is prudent to safeguard the former transport corridors identified on the Proposals Map for future use. The Council intends to work in partnership with Somerset County Council, transport operators and other interested parties to investigate the potential of these routes as alternative transport corridors. For example, it is involved in a study of the Frome - Radstock former railway route where it wishes to see both the railway reinstated to passenger use and the creation of a cyclepath.

Policy SN21 - Protection of Former Railway Land and Corridors for Future Transport Use

Former railway land identified on the Proposals Map will be safeguarded from development which would prejudice its use for the following purposes:

• land adjacent to Frome Station - railway related uses;

• land between Mendip Vale and Fosse Lane, Shepton Mallet - reintroduction of rail services only;

• the Frome - Radstock Railway - construction of a pedestrian / cycle path and reintroduction of rail services;

• all other former railway land identified on the Proposals Map - construction of a pedestrian / cycle path.

9.106 Somerset County Council’s Local Transport Plan does not provide for any major road schemes in the District in the five years 2001-2006 which it covers. However, that Plan does indicate that a ‘Central Somerset Strategic Access Improvements’ scheme (which includes a bypass for Walton) will be considered for inclusion in the second Local Transport Plan which will cover the period 2006-2011.

9.107 No detailed scheme has been worked up as yet, and a full route assessment process will be undertaken prior to the submission of the second Local Transport Plan. However, in view of the limited options for any future Walton Bypass, it is prudent to safeguard the indicative alignment shown on the Proposals Map. The Council will consult the Highway Authority on any planning applications which are received in the vicinity of this route to establish whether proposals would prejudice construction of such a scheme.

9.108 For the avoidance of doubt, the following road schemes which were proposed to be safeguarded in the deposit draft of the Plan, and all other schemes safeguarded in the previous adopted Local Plans in the Mendip District, will no longer be safeguarded. These are:

• Cannards Grave Improvement, Shepton Mallet

• Glastonbury Eastern Relief Road

• Glastonbury Southern Relief Road

• Shepton Mallet Northern Bypass

• Ston Easton Bypass.

Policy SN22 - Safeguarding for New Roads

Land will be safeguarded from development which would prejudice the construction of a Walton bypass.

9.109 The settlement strategy reflected in the locational policies throughout this Plan seeks to guide development onto sites which are accessible by means of travel other than the private car, chiefly within Towns. Policy SN23 therefore seeks to ensure that development which will generate significant numbers of journeys to or from it, should be sited at such locations.

9.110 In accordance with the principles of the Local Plan, developers should consider how their developments can be accessed by means other than the private car. Policy SN25 introduces a change to on-site parking provision in that standards will be treated as the maximum that will be permitted rather than the minimum required. Reduced parking provision may enable sites to be developed at higher densities where provision is made for the development to be accessed by other means of travel. Developers, particularly of major schemes, will be encouraged to provide for access by means other than providing car parking. For developments attracting large numbers of workers or visitors, this could include providing improved public transport connections and penetration of the development in lieu of providing car parking spaces. Suitable measures may include off-site infrastructure improvements such as bus lanes, priorities at junctions, bus stops and shelters, and/or providing improvements to public transport services.

9.111 Occasionally, it may be possible to increase accessibility by means other than the private car to a site where this is currently low, by improvements such as the provision of new cycle routes, footpaths and public transport services. Where the developer is able to demonstrate that this will be achieved as part of the development, permission may be granted for schemes in locations which are not currently highly accessible by means other than the private car.

Policy SN23 - Accessibility of New Development - Major Travel Generators

Development which would give rise to a significant number of travel movements will only be permitted at locations in the Towns, or on transport corridors, where the site is well served by public transport, and is highly accessible by bicycle and on foot. Exceptionally, major travel generating development may be permitted elsewhere if the accessibility profile of the site can be improved to ensure it will be highly accessible by public transport and on foot and by bicycle, and the development is designed to demonstrably restrict potential use of the motor car.

9.112 One tool which can help to raise awareness of the impacts of travel decisions and ensure that sustainable travel objectives are delivered is a Travel Plan, especially where this is associated with a major travel generator. Travel Plans should seek to secure reductions in car use, and increased use of public transport, walking and cycling, as well as (where appropriate) reduced traffic speeds, improved road safety and personal security, and more environmentally friendly delivery and freight movements. Policy SN24 requires that they are submitted with planning applications for major developments, where they can have significant influence on travel patterns resulting from the development. They will need to incorporate measurable targets, to set out arrangements for monitoring the progress of the Plan and the steps to be taken if targets are not achieved.

Policy SN24 - Travel Plans

Permission will be refused for major schemes involving employment, retail, leisure and service uses unless the application is accompanied by a Travel Plan that sets out the measures by which sustainable transport objectives will be delivered. The measures will be secured by condition or planning agreement.

9.113 The provision of car parking space has a major effect upon whether or not people choose instead to use public transport, or to walk or cycle to every day destinations. Cumulatively the level of parking space connected with individual developments has a significant influence. The provision of on-site parking also takes up valuable land which, within the Towns and Villages, could be used to raise densities and help reduce the need to expand beyond the development limits onto greenfield land. The sustainable principles underpinning the settlement strategy in this Plan, which guide the future location of development, mean that the provision of parking spaces

associated with new development, particularly car parking, must not undermine the need to encourage more people to walk, cycle, or use public transport.

9.114 Policy SN25 indicates factors which will be taken into account in determining appropriate parking provision for any development. It also sets out the maximum parking provision which will be permitted on any site. This is compatible with Government guidance and replaces the Somerset ‘parking standards’ contained in ‘Parking - Guidance for Developers on Vehicle Parking Standards in Somerset (1985)’.

9.115 The appropriate level and type of parking provision will be assessed on a site by site basis taking account of all potential opportunities to access the development on foot, bicycle or by public transport. The parking space requirements of developments likely to generate significant numbers of vehicle trips or attract large numbers of people will be assessed against Policy SN25 and also should conform with Policy SN23.

9.116 Developers will be encouraged to consider alternatives to providing the maximum car parking permitted by Policy SN25. Suitable alternatives will include providing improvements to public transport services or facilities, to provision for cyclists (such as secure cycle parking facilities, cycleroutes, and changing facilities) or improved pedestrian access. Some or all of these matters could be incorporated in a Travel Plan (Policy SN24). ‘Car free’ developments will be encouraged in locations which are within walking distance of Town Centres where the majority of daily needs can be accessed without the use of cars. Within the maximum parking standards set out in Policy SN25, developers will not be required to provide more car parking than they, or potential occupiers, might want, subject to the Local Planning Authority being satisfied that this will not cause problems on the highway network in the vicinity of the site.

9.117 Policy SN25 applies to both parking space connected with new development and where additional car parking space is sought for existing development. Where, exceptionally, new parking facilities are provided in conjunction with development in Town Centres (i.e. within areas covered by Policy TC1), they should be designed and sited to serve the centre as a whole, providing for the needs of people using a variety of town centre services.

Policy SN25 - Vehicle Parking Provision Associated with Development

Development will only be permitted where on-site vehicle parking is limited to the minimum necessary to enable the development to function. When assessing an appropriate level of parking provision, regard will be had to the:

1) objectives of reducing growth in the use of private motor vehicles and promoting alternative means of travel;

2) need for on-site provision to prevent problems of highway safety, congestion or visual intrusion in the vicinity of the site.

The maximum amount of vehicle parking which will be permitted for each type of development will be as follows:

Parking facilities specifically for disabled people may be provided in addition to the above maxima.

In Town Centres, parking facilities will be required to benefit the centre as a whole rather than individual developments.

9.118 The footpath, bridleway and cyclepath network provides a major resource for people to enjoy the special Mendip countryside and move between places away from busy roads. Most of these are Public Rights of Way, i.e. Public Footpaths, Public Bridleways, Roads Used as Public Paths (which are subject to reclassification in the future) or Byways Open to All Traffic. Public Rights of Way enjoy statutory protection form obstruction, including by buildings or other forms of development permitted under the planning system, so do not need to be specifically protected in the Plan. The Mendip Leisure Plan sets out how the Council intends to explore, evaluate and where appropriate facilitate the creation and maintenance of an integrated network of statutory and permissive access routes to meet the community’s present and future recreational access needs.

9.119 Where development would obstruct a Right of Way, the applicant must demonstrate that an alternative suitable route is available and contribute towards the cost of securing the Diversion Order. The grant of planning permission does not entitle developers to obstruct a Right of Way, nor should it be assumed that because planning permission has been granted a diversion order will invariably be made or confirmed.

9.120 Development which does not physically obstruct a Right Of Way may however be designed or located in such a way that the public enjoyment of people who use the path could be harmed. This impact can be particularly harmful in the open countryside

involving development in isolated locations. In other instances views from more distant Rights of Way, particularly those within areas of high amenity value, will be an important consideration in assessing the impact of the proposed development.

Policy SN26 - Development Affecting Public Rights of Way

Development adversely affecting the amenity of Public Rights of Way users will only be permitted where an alternative route of equal amenity and access value is provided.

9.121 Some footpaths, bridle paths and cyclepaths are only permissive routes and are not protected from obstruction in the way that Public Rights of Way are. In considering proposals for development which would affect these, regard will be had to the need to maintain the affected link in the interest of maximising opportunities for walking, horse riding and cycling. Where developments cannot be located to avoid such routes, a new route should be provided which will maintain safe and convenient conditions for users.

Policy SN27 - Development Affecting Permissive Footpaths, Bridle Paths and Cyclepaths

Development which would sever an existing permissive footpath, bridle path or cyclepath, will only be permitted where an alternative route of equal amenity and access value is provided.

9.122 The level of car parking provision has a major impact upon people’s choice of means of travel. To achieve a reduction in car usage within Mendip, it is important that any further provision of car parking does not discourage people from walking, cycling and using public transport, and does not encourage increased use of motor vehicles. The provision of new car parks, or parking areas for other motor vehicles such as coaches and heavy goods vehicles, can also take up valuable land and open spaces within settlements, which could either be used for development or provide valuable amenity space for local people. New vehicle parking areas will therefore be strictly limited to those where the need for parking space has been fully investigated in consultation with local communities, and forms part of a package of measures designed to manage traffic to, and within, a settlement.

9.123 The location and design of the parking should benefit the local area through reducing vehicle usage, providing safer conditions for pedestrians and cyclists and improving the local amenity for residents, shoppers and visitors. Where new parking areas are permitted in Town Centres (i.e. within the areas covered by Policy TC1), the Council will secure, by condition or planning agreement, that they are designed and sited to serve the Centre as a whole, thereby providing for the needs of people using a variety of town centre services.

9.124 In managing public car parks, the Council attempts to ensure both efficient utilisation and that parking facilities make a positive contribution towards town centre vitality and viability. Charges are set to ensure that short stay parking for shoppers and visitors is located closest to town centres and long-stay parking for commuters is

located on the periphery. In addition, a proportion of the revenue raised from increases in parking charges has been used for positive measures aimed at reducing the need to use cars and improving public safety in car parks.

Policy SN28 - New Car Parks

New car, coach or lorry parks will be permitted where they:

1) are an integral part of an approved traffic management plan for a settlement;

2) would result in reductions in traffic in the locality; and

3) would not encourage the use of motor vehicles or reduce the use of existing or potential public transport services.

In Town Centres, parking facilities will be required to benefit the centre as a whole rather than individual developments

10.1 The Council has sought to identify land for housing, industrial and commercial development in locations where it will achieve the overall strategy of the Plan. The strategy aims to:

• reduce the need to travel and promote multi-purpose trips;

• improve opportunities for walking, cycling and using public transport;

• protect and where possible enhance environmental assets such as wildlife habitats, water resources and agricultural land;

• provide a high quality environment for future occupiers of development; and

• produce a convenient, safe and attractive urban environment.

10.2 In particular, the Council has attempted to maximise the contribution of previously developed sites to meeting development needs. However, there are clearly not enough of these to accommodate all the new development which has to be provided for in the Plan. Inevitably, therefore, many of the sites allocated for development in this Part of the Plan are greenfield land on the edge of settlements, although these have been kept to a minimum. Wherever possible, sites have been identified which avoid areas with a special environmental designation or interest, which are close to existing services and facilities and where there are opportunities to use existing, or create new, bus, cycle or footpath networks.

10.3 In early consultations in developing the Plan, the Council suggested that development should be concentrated on large sites on the edge of Towns, in the expectation that such ‘comprehensive’ sites would accommodate most of the housing and associated services and facilities, including some employment, with proper landscaping and open

space. This approach was not generally well received. In response, the Council adopted a different approach with a number of smaller sites being proposed. This latter approach, which received support from local communities, is reflected in the Adopted Plan.

10.4 Appendices 4 and 9 show an estimate of the contribution that each allocated site is expected to make towards meeting housing or employment land requirements.

10.5 A Planning Brief will be required, in accordance with Policy Q8, for each of the sites allocated in this Part of the Plan, before planning consent is granted. These will set out in more detail how the Council expects them to be developed, and will enable the number of houses to be accommodated on each site to be more accurately estimated.

10.6 Some sites are in a number of ownerships. It may be necessary for the Council to be involved in site assembly to achieve a comprehensive scheme where this is the case.

11.1 Frome is the largest Town in the District, with a population of approximately 24,000. The Town has a relatively robust employment base with a relatively diverse, manufacturing orientated, local economy. Some people commute to jobs elsewhere, particularly Bath and West Wiltshire. A smaller number of people commute to Frome. The Town does have the highest number of unemployed people in the District (though not the highest unemployment rate).

11.2 Frome is an Outstanding Heritage Settlement with an environment of tremendous character and heritage. The River Frome bisects the Town, providing a green corridor though it. Although currently used by local people, this green axis has the potential to provide an extremely effective link, for pedestrians and cyclists, between the Town Centre and the countryside.

11.3 Frome is an historic market town with a mixture of multiples and independent retailers. It functions as a local centre and fulfils an important comparison goods role for the surrounding area. It has also evolved as a centre for antiques and collectors, and arts and crafts goods.

11.4 Studies carried out on behalf of the Council revealed a degree of vulnerability in Town Centre performance, and indicate that it is less dominated by retail uses than in the past. Only a modest amount of additional convenience floorspace could be supported by 2011, but capacity was identified for additional comparison goods floorspace. There is some potential for re-development of existing Town Centre premises for retail or leisure purposes.

11.5 Mendip District, Somerset County and Frome Town Councils are working in partnership with the Regional Development Agency and others to achieve the regeneration of Frome Town Centre. The initiative includes the provision of a major new site for employment purposes at Coalway Lane and a mixed use development in the Garsdale area, which includes a retail site to anchor the existing town centre. The

Plan’s policies and proposals have been formulated to support this initiative and help stimulate the economic vitality and viability of the town centre.

11.6 Public debate and participation in the preparation of the Local Plan has been particularly constructive and productive in Frome. Local people have provided a wealth of information and opinion about how they would like their community to develop over the next fifteen or so years, which has helped to inform the preparation of the Plan. One consequence of this is that the Adopted Plan proposes a lower level of development in Frome, on a number of sites in and around the town, rather than on one large site.

11.7 This site is currently occupied by a company which makes, repairs and retails farm equipment. The site greatly exceeds the company’s land requirements and the company wishes to relocate to more suitable premises elsewhere in Frome. The site is not of a type protected by Policy E3 of the Local Plan. An initial survey has been undertaken to determine the nature and extent of contamination on the site and to propose the measures necessary to render the site suitable for residential use.

11.8 The site is suitable for providing a mix of house types and sizes, including accommodation for smaller households and households who are unable to resolve their housing needs in the private sector market because of the local relationship between housing costs and incomes. An element of affordable housing will be sought in accordance with Policy SN2.

11.9 The adjoining land to the east is an historic landfill site and is not capable of being developed economically. This area is proposed for informal recreation.

11.10 The site is prominent in the landscape and highly visible in views from the east within the Town. Design and landscaping proposals will need to take account of these views of the site and its setting, aiding the integration of the development into the townscape, in accordance with Policies Q1 and Q4.

11.11 To achieve satisfactory access, in accordance with Policy Q3, the access road will need to be reconstructed to a less steep gradient and traffic calming measures, to achieve 30mph effective speeds on Vallis Road, will be necessary.

11.12 The site is located on the north-western periphery of the Town in a location where bus services are currently less than hourly. It is therefore important that the development incorporates measures designed to improve the accessibility profile of the site in accordance with Policy SN23. The minimum site capacity reflects the site’s accessibility profile and equates to a minimum density of 35 dwellings to the hectare.

11.13 The recreation needs of the future occupants of the development will need to be provided for in accordance with Policy SN7.

Policy F1 - Site for Housing: Land East of Vallis Road

Land is allocated east of Vallis Road for a minimum of 50 dwellings, with the adjoining 0.8 ha. allocated for landscaping and informal recreation purposes. A proposal will be approved where it ensures that:

1) effective measures will be taken to treat, contain or control any contamination present on the proposed residential site or adjoining land, to render the site suitable for residential uses;

2) effective measures are taken to ensure that no gases are capable of migrating from the proposed recreation area into the proposed residential site and that the proposed recreation area is safe for public access;

3) the design and landscaping aid the integration of the development into the Townscape, especially taking account of views from the east; and

4) traffic calming measures to achieve 30mph speeds on Vallis Road are provided.

11.14 This site is within walking distance of the Town Centre and provides the opportunity to promote walking and cycling as alternatives to the use of cars. Development will need to provide off-site measures to improve the accessibility profile of the site and to redress some of the negative effects of additional vehicular movements which will be generated, in accordance with Policy SN23. This will include contributing to the pedestrian and cycle route, linking the site to the Town Centre, along the River Frome (safeguarded under Policy SN20). On-site pedestrian and cycle access, required in accordance with Policy Q3, will need to provide for effective linkages to the off-site provision and to the proposed school. Two junctions onto Warminster Road will be required for highway safety reasons.

11.15 Flood risk is a significant issue for this site and an obligation will therefore be sought to secure effective safeguards to mitigate existing flooding and any increase in the risk of flooding and pollution of watercourses as a result of the development. The flood mitigation measures will be required prior to the development’s commencement.

11.16 Parts of the site are located within the River Frome floodplain and are also rich in wildlife. These areas should remain undeveloped and should be utilised for recreation, amenity and wildlife conservation purposes.

11.17 The characteristics of the site provide the opportunity to secure the creation of a high quality development which makes a positive contribution to the built and natural environment of Frome. The design and layout of the development and the landscape design need to be sensitive to the specific characteristics of the site and its setting, creating an environment of identifiable character, integrating development with the river environment, open spaces and landscaped areas. Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4. Opportunities exist to link existing and new wildlife habitats through the careful location and

detailing of landscaped areas, open space and access links, to protect and enhance their wildlife function.

11.18 The potential to use wildlife areas and the floodplain as local amenity areas needs to be fully utilised. Provision also needs to be made for meeting the recreation needs of the future occupants of the development in accordance with Policy SN7.

11.19 This is the largest site proposed for housing in Frome, and taking account of the need to protect the floodplain and areas of local wildlife importance, and the need to accommodate a first school, it is capable of accommodating a minimum of 400 dwellings at a minimum density of 35 dwellings per hectare. The site should provide for a mix of house types and sizes to help meet the variety of housing needs and requirements in Frome and to assist in creating a balanced community. This includes accommodation for smaller households and households who are unable to resolve their housing needs in the private sector market, because of the local relationship between housing costs and incomes. An element of affordable housing will be sought in accordance with Policy SN2.

11.20 There is a presumption that previously developed sites should be developed before greenfield sites and the Plan seeks to manage the release of land to achieve this, whilst maintaining a continuous supply of land for housing in Frome. Priority will be given to the development of the housing allocations in Frome that re-use previously developed land and to windfall housing sites. The Wallbridge site will be released for development when it is required to ensure that an overall supply of housing land is maintained in Frome, ensuring that the Town makes the necessary contribution to achieving the overall strategic housing requirement.

11.21 Access is currently gained across the site to the residential properties at Southfield Farm. The development needs to provide for access to Southfield Farm to continue.

11.22 The site will be required to accommodate a first school to meet the additional need for school provision arising from a number of developments in the area. Proposals for the school will need to incorporate a Safe Routes to School Strategy, to encourage walking and cycling from the catchment area to the school.

Policy F2 - Site for Mixed Uses: Wallbridge

Land is allocated at Wallbridge for a minimum of 400 dwellings, public open space and a first school, phased for release when required to maintain overall supply of housing in Frome. A proposal will be approved where:

1) an obligation is sought to ensure effective safeguards are provided to mitigate the existing flood risk and for the loss of flood flows and impact on surface water runoff resulting from the development;

2) development within the floodplain is restricted to access roads and pedestrian and cycle links and that the proposal provides for the floodplain to be used for recreation amenity and wildlife conservation purposes;

3) the development provides for the protection of the locally important wildlife habitats within and adjoining the site, and that development will not cause harm to habitats upstream and downstream from the site;

4) a comprehensive landscaping scheme exploits the natural and scenic attributes of the site and its context, promoting wildlife conservation;

5) adequate provision is made within the site for pedestrian and cycle links, linked to off-site routes and a contribution will be sought towards the provision of an off-site pedestrian and cycle route, linking the site to the Town Centre, along the River Frome; and

6) access to the residential properties at Southfield Farm is maintained.

A proposal for a school will be approved where measures to create safe pedestrian and cycle routes to the school, from the catchment area, are provided.

11.23 The Education Authority has identified the need for a small extension to Christchurch First School over the Plan period. The County Council has also indicated that it wishes to make land available for recreation purposes, in the form of a playing field, to meet an identified need for this in the immediate community. To meet this need, the open space will be provided on the eastern part of the site, enabling the best access for the immediate community. The remainder, which includes the disused dairy site, is capable of accommodating about 30 homes.

11.24 Due to the existing flood risk at Wallbridge, downstream of this site, an obligation will be sought to contribute towards effective safeguards to mitigate existing flooding and the increased risk of flooding on third party land.

11.25 Separate access to the residential development from Feltham Lane will need to be provided. A planning obligation will be negotiated to secure a contribution towards improvements at Mount Pleasant/B3092/Austin Close junctions, as well as towards the examination, design and implementation of measures for the Rossiter Road/Locks Hill/Wallbridge/Rodden Road Corridor.

11.26 The site boundary has been defined to enable the development to proceed in such a manner that the ridgeline can be protected. Proposals will need to ensure that, through appropriate siting and landscaping, development will not be intrusive in the landscape when viewed from the countryside to the south.

11.27 Given the high level of social housing nearby and the need to achieve a balanced community, an element of affordable housing will not be required within this development.

Policy F3 - Site for Mixed Uses: Feltham Lane

Land is allocated at Feltham Lane for about 30 dwellings, a school extension, and public open space. A proposal will be approved where:

1) an obligation is sought to secure effective safeguards to mitigate existing flooding and an increase in the risk of flooding arising from the impact of the development on surface water run-off;

2) effective safeguards are provided to prevent highway safety from being prejudiced;

3) the area of public open space is provided on the eastern part of the site; and

4) the layout and landscaping minimise the visual impact of the development when viewed from the countryside to the south.

11.28 The former Coloroll site is a vacant previously developed site, within walking distance of the Town Centre, which should be reused in preference to the use of greenfield land. A planning brief for the site was adopted in 1998.

11.29 Development will need to contribute to off-site measures to improve the accessibility profile of the site, including the pedestrian and cycle route linking the site to the Town Centre along the River Frome.

11.30 The site is subject to serious flood risk and a flood protection and mitigation scheme will be required as part of a comprehensive scheme for redevelopment.

11.31 A contribution towards the provision of a school will be sought in scale with the need arising from the development on the land to the east of Rodden Road. Affordable housing will not be sought on the former Coloroll site.

Policy F4 - Site for Mixed Uses: Former Coloroll Site and Land on the Opposite Side of Rodden Road

Land is allocated at the former Coloroll site and on land to the eastern side of Rodden Road for a minimum of 110 dwellings, business, general industrial, storage or distribution, and food and drink uses. A proposal will be approved where:

1) it is demonstrated that effective flood protection for the site can be achieved;

2) effective safeguards are provided to prevent an increase in the risk of flooding or pollution of watercourses through the development’s impact on surface water run-off; and

3) adequate provision is made within the site for pedestrian and cycle links, linked to off-site routes.

Contributions will be sought from the developer towards:

1) the provision of an off-site pedestrian and cycle route, linking the site to the Town Centre, along the River Frome; and

2) the provision of a school - such contribution to be in proportion to the need generated by housing development on the land to the East of Rodden Road.

11.32 The Garsdale Area is an important swathe of predominantly previously-developed land adjoining the Town Centre and the River Frome corridor. The site is proposed for a mixed-use scheme, containing new retail development, employment uses featuring units that are mainly at the smaller end of the market, housing, and public open space. The principle of a centrally located, mixed-use development accords with national and local policies aimed at revitalising town centres. The juxtaposition of existing town centre uses, the new retail floorspace, employment creating development, and housing will provide the opportunity for linked trips and to minimise car use. The inclusion of employment uses provides the opportunity to accommodate uses which would otherwise generate high levels of car use if poorly related to public transport - uses such as offices for example.

11.33 A planning brief has been adopted for this site. The favoured division of uses is shown in indicative form on the drawing at Annex 11 of this Plan. Some minor flexibility does however still exist, and negotiations will take place with the various landowners in that regard.

11.34 In order to enable the provision of modern sized retail units in the Town Centre and increase the retail offer in Frome, an area has been identified at Saxonvale, immediately adjacent to the Town Centre (Annex 11). The area is well related to the Kingsway Centre and is the logical direction in which to expand the retail area. It is recognised that in smaller towns, large foodstores and supermarkets often play a vital role in maintaining the quality and range of shopping. This area should therefore accommodate both food and non-food retail uses. The development should strengthen the vitality and viability of the Town Centre as a whole. The design of any retail development should be strongly integrated with the retail core, particularly in terms of pedestrian links.

11.35 The area performs extremely well in the Plan’s sequential approach to housing site selection, having a good accessibility profile and giving priority to the re-use of previously-developed land. The inclusion of housing within the mix of uses will increase housing opportunities close to the town centre and will help to bring further life and activity. The minimum site capacity of 110 houses reflects the minimum net site density of 45 dwellings to the hectare in line with Policy SN4. The accessibility profile and characteristics of this site are such that this higher of the two minimum net site densities contained in Policy SN4 will apply here.

11.36 Residential development within the allocation will need to provide public recreation space and facilities on site to meet the recreation needs of future occupants of the houses, in accordance with Policy SN7. Provision will need to be made on one site as an integral part of the scheme, in a location that is convenient to both the occupiers of the new and the existing residential properties in the vicinity. The real cost of making this provision will need to be spread equitably between all housing developers. The river corridor landscaping area will be expected to provide a recreation function and access should be provided for the wider community.

11.37 Landscaping proposals will need to complete and enhance the setting and appearance of development, providing continuity and linkage between different land-uses within the area. Proposals will need to create vistas and views both internally and externally from within the development, and will need to take account of the site’s prominence when viewed from outside the site. Landscaping will need to enhance the wildlife value of the area through the assimilation of existing habitats and features and the creation new ones, making use of indigenous species wherever appropriate. Landscaping will need to embrace the requirements of open space provision including linked access corridors. Proposals will need to retain and improve the setting of Merchant’s Barton Silk Mill which is a listed building.

11.38 The Council’s records show that a number of historic industrial / commercial uses have been sited on land contained within the Garsdale allocation. Some or all of these uses may have released substances which have resulted in the accumulation of elevated levels of a range of contaminants in the ground. Development proposals will need to satisfy the requirements of Policy Q10.

11.39 At an early stage of the development, it will need to provide an internal link road with access points to Garsdale and Wallbridge and a westward spur from Garsdale to access the Saxonvale area. These infrastructure works will need to incorporate a signal controlled junction with Wallbridge and improvements to the Vicarage Street / Christchurch Street East/ Garsdale junction, enabling through traffic to be removed from Vicarage Street. The access onto Wallbridge should safeguard access to "The Retreat".

11.40 The development will need to provide for walking, cycling and public transport including:

• infrastructure to enable buses and taxis to serve the retail development;

• a pedestrian / cycle link from the town centre to the retail development and to Frome railway station; and

• a pedestrian / cycle link across the Rover Frome.

Applications for major users involving employment or retail uses will need to be accompanied by a Travel Plan, in accordance with Policy SN24, to show how sustainable transport objectives are to be achieved, through staff transport for example.

11.41 Where appropriate, these matters will be secured by planning obligation and condition.

Policy F5 - Site for Mixed Uses: the Garsdale Area

Land is allocated at Garsdale for a mix of uses including:

• Housing - a minimum of 110 houses;

• Food retailing - around 4,600 - 5,600m2;

• Non-food retailing - around 900-1,400m2;

• Business and General Industrial - 3ha.

A proposal will be approved where:

1) it incorporates a landscaping scheme over land adjacent to the River Frome corridor at the northern edge of the site;

2) the setting of the Merchant’s Barton Silk Mill is enhanced;

3) a link road through the site is provided at an early stage in the development;

4) the development will make provision for pedestrian and cycle links between the various elements of the development, the town centre and the railway station, and across the River Frome; and

5) the open space provided to meet the needs of the residential development is located so as to also benefit existing residential properties in the vicinity.

11.42 The adopted planning brief for the Garsdale Area is currently being reviewed. The results of the review work are likely to lead to the need to provide more detailed guidance on the development of this site, by way of an early review this part of the Local Plan.

11.43 There is a lack of supply of serviced employment land in Frome. The Wessex Fields site is practically developed out. The strategy for Frome seeks to create the availability of a suitable serviced site at Coalway Lane to:

• enable a positive response to ad hoc and speculative demand;

• enable businesses within the Garsdale allocation (Policy F5 ) to relocate, facilitating the implementation of the Town Centre regeneration proposals; and

• deliver a proactive and focused approach to inward investment in Frome that has not previously been possible.

11.44 In enabling businesses within the Garsdale allocation to relocate, this site plays a key role in the regeneration of the Town Centre, allowing the retail proposal to be implemented, as well as housing and employment uses that are more appropriately located there. The implementation of this proposal is actively being pursued through the Frome Regeneration Project, a partnership comprising Mendip District Council, the South West Regional Development Agency, Somerset County Council and Frome Town Council.

11.45 The site possesses a good profile from a business perspective, being a large flat site, visible from and adjacent to the A361 and close to the A36. Access to the A361 will avoid additional Heavy Goods Vehicle movements within the Town.

11.46 There are currently few business or industrial uses on the northern side of the River Frome, where the predominant land-use is residential. This site provides an ideal opportunity to locate employment generating uses within walking and cycling distance of existing residential areas. Pedestrian and cycle links only into the adjoining residential areas will need to be provided, to allow opportunities for people working on the site, who live locally, to use these means of travel.

11.47 Proposals will need to ensure that the residential amenity of nearby residential properties is not harmed. This can be achieved through the appropriate location of B1 uses, to form a buffer between the housing and the B2 and B8 uses, or through bunding and landscaping, or a combination of the two. This will have an effect on the net developable area.

11.48 The extended site allocation adjoins a site which has in recent years been developed for housing and which contains a pond designated as a County Wildlife Site, and also provides part of a habitat for a population of Great Crested Newts, a species protected by law. The consent and associated Section 106 Agreement relating to the residential development provide for the restoration and management of the pond and the management of the terrestrial habitat around the pond. Surveys undertaken prior to the restoration of the pond showed that the newts roam within part of the extended employment site allocation. Proposals for the development of the employment allocation will need to ensure that appropriate steps are taken to secure the protection of the newts and their habitat. This may necessitate the retention of an appropriate area of open space adjoining the County Wildlife Site and will require measures to ensure that their habitat is not polluted. This requirement may not lead to a further reduction in the net developable area, since the terrestrial habitat immediately around the pond is to be managed and the treatment of this boundary will require a buffer between the proposed employment development and the housing. Elsewhere on the site, measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4.

11.49 Surface water discharges should carried out using best management practices, such a grass swales, any direct discharge should be downstream from the railway junction at Wallbridge to avoid an increase in flooding at Wallbridge.

11.50 The north-west boundary of the allocation adjoins the Oldford Boreholes Groundwater Source Protection Area (Zone 2). Proposals will need to ensure that effective safeguards are taken against contamination of groundwater, in accordance with Policy EN14.

11.51 The woodland adjoining the allocation contains flora and fauna of interest and should be retained and managed for its wildlife value. The potential to use and manage this area as a local amenity area should be discussed as part of the consultation process associated with the Planning Brief.

Policy F6 - Site for Employment Uses: Coalway Lane

Land is allocated at Coalway Lane for:

• business

• general industry

• storage and distribution

A proposal will be approved where:

1) an attenuation scheme is submitted the implementation of which will protect nearby residents from the effects of air, water and noise pollution, dust, heat, vibration and any other forms of pollution or nuisance;

2) provision is made to protect great crested newts and their habitat, and prevent damage or pollution to water bodies, including adjoining the County Wildlife Site;

3) the adjoining woodland is protected for its wildlife value; and

4) pedestrian and cycle links with adjoining residential areas and foot/cycle ways are provided.

11.52 The site provides a logical extension of the Marston Trading Estate, making use of existing infrastructure and servicing. It is reasonably well served by public transport; improvements to pedestrian and cycle access should be secured to encourage the use of alternative means of transport to the car. The original Draft Plan allocation has now been substantially implemented and only 0.42 hectares has yet to gain planning permission, as identified on the Proposals Map.

Policy F7 - Site for Employment Uses: Wessex Fields

Land is allocated at Wessex Fields for:

• business

• general industrial

• storage or distribution

11.53 An additional playing pitch adjacent to the existing Gypsy Lane playing pitches will provide for part of the increase in recreational land requirements over the Plan period. The Playing Pitch Strategy identified a need for additional pitches and training facilities in Frome.

Policy F8 - Extension to Recreational Land: Berkley Lane

Land off Berkley Lane is allocated for recreation purposes

11.54 The recent extension to Frome Cemetery should meet burial needs until 2007, meaning that further land will be required within the Local Plan period. This further extension will meet demand beyond the year 2011.

Policy F9 - Extension to Cemetery: Frome Cemetery

Land is allocated for an extension to Frome Cemetery.

11.55 The Education Authority has identified the need for expansion at Oakfield School and at Frome College. In both cases the land will be used for playing fields.

Policy F10 - Sites for Education Use

Land is allocated for education purposes at:

• Oakfield School

• North of Coalway Lane

12.1 For many people, Glastonbury is first and foremost a thriving business and residential community of some 8,000 people. Employment in the Town’s traditional industries has declined, although newer, smaller companies have been formed, continuing the manufacture in the Town of sheepskin gloves, coats and shoes, for example. Like many areas, growth in employment is in the service sector, with tourism being especially important in the Town. Glastonbury does, however, have the highest estimated percentage unemployment rate in Mendip.

12.2 Glastonbury is also an Outstanding Heritage Settlement of special character, with a unique landscape setting. The historic core of Glastonbury occupies a restricted site on the western side of the Isle of Avalon in the angle formed by Edmund Hill and Wirrall Hill. Here, numerous historic buildings and monuments, including the Abbey, contribute the Town’s distinctive character. The Tor, which is a unique and dramatic landscape feature, together with other hills visible from many parts of the Town’s built up area, are an integral part of Town’s character.

12.3 Being the most severely environmentally constrained Town in the District, it has been extremely difficult to identify suitable land for development within and around the Town. Only modest development is therefore proposed. The proposed level of

development does, however, reflect Glastonbury Town Council’s concerns that the Town should receive a greater amount of development than had been envisaged by the District Council earlier in the Local Plan process.

12.4 The Town Centre functions as a local centre for convenience goods shopping. Glastonbury also has a strong tourist function focusing on the Tor and the Abbey and contains a number of specialist independent retailers some of whom sell goods which reflect the New Age links of the Town. The retail sector has become orientated to the tourist market with a decline in the range and diversity of shops for the local community.

12.5 Studies undertaken for the Council indicate that Town Centre performance is stable, that only a modest amount of additional convenience or comparison floorspace could be supported by 2011, and that the optimum location of any additional floorspace would be in the Town Centre. There are a number of modern units within the Town Centre and several sites could be redeveloped for retail or leisure purposes. Sympathetic redevelopment of these will be considered favourably.

12.6 This site is at the edge of the Somerset Levels and forms part of the setting of the Town. Development of this site will need to take account of views of Glastonbury from the countryside and from the northern approach to the Town, through appropriate design, layout, selection of materials and a comprehensive landscaping scheme. The landscaping scheme will need to incorporate extensive and appropriate tree planting to screen the north western edge of the site and will need to respect local ecology and archaeology. Proposals will need to create a scheme of buildings interspersed with trees and hedgerows.

12.7 The site is low lying and could be subject to flooding from surface water. Finished floor levels of buildings on the site will need to be raised and an on site attenuation facility, large enough for the storage of surface water for two to three days will be needed.

12.8 The site is adjacent to a County Wildlife Site which may be sensitive to hydrological change. Parts of the rhyne network within the site have been designated as County Wildlife Sites. Other connected rhynes may also support important species, or be of a similar ecological quality. Provision will need to be made for the protection, enhancement and management of the whole rhyne network and the County Wildlife Sites within the site, and to prevent damage or pollution to watercourses off-site. A more detailed summer time ecological assessment may also be necessary, prior to the grant of planning permission, to ensure that adequate provision is made for any other features, species or habitats of ecological importance which may be present on the site. Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4.

12.9 An archaeological assessment of this site has been undertaken, indicating the need for a programme of archaeological works to be agreed between the developer and the

County Archaeologist. The earthwork enclosure should be preserved within the development and incorporated as an open space.

12.10 Vehicular access onto the Ferryman Road / Merrick Road link to the west of the site would increase the risk of pollution to the County Wildlife Site and will not be permitted. The site can be accessed from a single junction onto Wells Road, probably in the form of a roundabout. Development of this site will be required to ensure that access to the allocated site between Wells Road and Old Wells Road can be accommodated. The linear nature of the site means that careful design will be required to avoid long straight lengths of road that could facilitate inappropriate speeds in a residential environment.

12.11 A pedestrian and cycle route through the site will be required to join the Ferryman Road / Merrick Road link and to join with the existing facility on the Glastonbury Western Relief Road. To further assist in improving the accessibility profile of this peripheral site, and to discourage unnecessary use of the private car for local trips, a contribution will be required towards the cycle route and traffic calming along Wells Road, proposed in the Glastonbury Transport Strategy, in accordance with Policy SN23 of the Local Plan.

12.12 The necessary on-site requirements for the development of the site, identified above, together with the constraints imposed by the shape of the site, indicate that the site can accommodate about 200 dwellings in total. Given these constraints, it would be inappropriate to set the site capacity as a minimum requirement.

12.13 The site is suitable for providing a mix of house types and sizes, including accommodation for smaller households and households who are unable to resolve their housing needs in the private sector market because of the local relationship between housing costs and incomes.

Policy G1 - Site for Housing: Land North of Wells Road

Land is allocated north of Wells Road for about 200 dwellings. A proposal will be approved where:

1) a scheme is submitted that provides for on-site surface water drainage, paying particular attention to the potential for damage and pollution to existing watercourses on and off-site;

2) the western part of the site is dedicated for wildlife management and amenity use;

3) a landscaping scheme is submitted;

4) design details, layout and materials minimise harm to visual amenity, paying particular attention to roofscape;

5) a programme of archaeological works is submitted that will ensure that the earthwork enclosure is retained in situ and that other remains are recorded; and

6) access to the site does not prejudice access to the land allocation between Wells Road and Old Wells Road.

Contributions will be sought from the developer for:

1) the introduction of a cycle route and traffic calming measures on Wells Road; and

2) an enhanced bus service to the site and the provision of a new bus shelter.

12.14 This site is in a sensitive location on an important approach to the Town, set against the Special Landscape Feature of Glastonbury Tor and the hills forming the setting to the Tor. Development will need to reflect this in terms of its design, layout, materials used and landscaping. The need to protect the landscape setting of the Tor, and of the Town, is reflected in the definition of the southern boundary of the site and in the indicative capacity of about 40 houses. Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4.

12.15 The Highway Authority has identified three alternative means of achieving satisfactory access to this site. One arrangement will require the diversion of the road to Wick through the site, onto a roundabout that will also serve the housing allocation north of Wells Road. This will have road safety benefits of removing the existing T junction which has poor visibility and enabling the closure of the junction to the south of Tin Bridge Roundabout, thereby minimising the number of junctions in the vicinity of the site. The second option is to gain access onto Old Wells Road, which can be achieved provided that the minimum visibility splays are achieved and minimum junction requirements for the Old Wells Road /Brindham Lane junction are also achieved. If the second option is chosen, the section of the Old Wells Road between the access point and the existing Old Wells Road / Wells Road junction will need to be improved to local distributor road standard. The third option is, in conjunction with traffic calming proposals on Wells Road, to gain access from a point along the site’s long frontage with Wells Road, from a location which ensures that appropriate visibility splays are achieved. Development of this site will be required to ensure that access to the allocated site north of Wells Road is not prejudiced.

12.16 To assist in improving the accessibility profile of this peripheral site, a contribution will be required towards the cycle route and traffic calming along Wells Road, proposed in the Glastonbury Transport Strategy, in accordance with Policy SN23 of the Local Plan.

Policy G2 - Site for Housing: Land between Wells Road and Old Wells Road

Land is allocated between Wells Road and Old Wells Road for about 40 dwellings. A proposal will be approved where:

1) a landscaping scheme is submitted;

2) design details, layout and materials minimise harm to visual amenity, paying particular attention to roofscape; and

3) access arrangements do not prejudice the achievement of satisfactory access to the land allocated north of Wells Road.

Contributions will be sought from the developer for:

1) the introduction of a cycle route and traffic calming measures on Wells Road; and

2) an enhanced bus service to the site and the provision of a new bus shelter.

12.17 The former Morlands site is the largest derelict industrial site in Somerset and its comprehensive redevelopment is a priority for the western part of the District. The regeneration of this site presents a major opportunity to reduce the amount of greenfield land required to accommodate the area’s development needs. The industrial history of the site has left a legacy in terms of contamination and will need to be made safe, to a suitable level for the new uses.

12.18 The Council will by an early review of the Plan provide more detailed guidance on the development of this site. That review will reflect:

• the site’s locational unsuitability for retail uses;

• the limitations placed upon residential use by the proximity of the sewerage works;

• the site’s unsuitability for leisure and other uses that are more appropriately located in a town centre;

• the site’s proximity to the scheduled ancient monument of St Bridget’s Chapel; and

• the benefits to the landscape of restoring land on the eastern side of the A39 to agricultural use.

Policy G3 - Site for Mixed Uses: Former Morlands Site

Land is allocated at the former Morlands site for its comprehensive development.

The following uses will be permitted:

• business and industrial;

• housing provided that a satisfactory living environment can be created; and

• those inappropriate to a town centre location e.g. some leisure or tourism uses.

The following uses will not be permitted:

• retail; and

• any use that fails to respect the setting of the former St Bridget’s Chapel.

12.19 This site is owned by G.B.R. Ltd. and is required in part by the Company for their relocation to purpose built premises. In addition, the site is sufficiently large for the future expansion of the Company or for the provision of small workshops. This 1.3 ha site will not prejudice the redevelopment of the former Morlands site and is capable of coming on stream in the short term.

12.20 The field is reasonably screened from several viewpoints on the Levels by shelter belts between the site and the droves. However, from some points the site is highly visible and visual screening along the western boundary of the site with appropriate indigenous species will be required. The height and design of the buildings and the materials selected will need to ensure that the development is not intrusive in the landscape.

12.21 Access is achievable east of the single lane bridge on Dyehouse Lane. Dyehouse Lane will need to be widened to allow HGVs to pass and to allow a footway leading to Sedgemoor Way. The site will need to provide pedestrian links to Sedgemoor Way and in particular, footway provision on Dyehouse Lane. To achieve improved cycle connection to the site, a contribution will be sought towards cycle facilities at the A39/Sedgemoor Way roundabout and A39/Northload junction.

Policy G4 - Site for Business and General Industrial Uses: Dyehouse Lane

Land is allocated at Dyehouse Lane for business and general industrial uses. A proposal will be approved where:

1) a comprehensive landscaping scheme is submitted;

2) the design and height of buildings and materials used minimise the landscape impact of the development and pay particular attention to views from the Levels;

3) Dyehouse Lane is widened to allow HGVs to pass and to allow a footway leading to Sedgemoor Way; and

4) cycle facilities are provided at the A39 / Sedgemoor Way roundabout and at the A39 / Northload junction.

12.22 The Glastonbury and Sharpham Burial Joint Committee has identified the need for further land for burials within the Local Plan period. Archaeological and wildlife surveys of the land adjoining the existing cemetery show how parts of this site can be

used for burials, while safeguarding the archaeological and wildlife interests of the site. Further surveys will be required to support proposals not covered by surveys to date. Surveys have also been undertaken within part of the site to establish areas where ground conditions are suitable for burials.

Policy G5 - Site for Cemetery Extension: Glastonbury Cemetery

Land is allocated for an extension to Glastonbury Cemetery. A proposal will be approved where:

1) the areas of archaeological interest within the site are safeguarded and that the integrity of the historic landscape features within the site is protected;

2) the wildlife interest within the site is protected and managed; and

3) the areas proposed for burials possess suitable ground conditions for burials.

13.1 Shepton Mallet is one of the less constrained settlements in the District, although there is a County Wildlife Site to the west, along the River Sheppey, and landscapes which are important to the setting of the Town in all directions.

13.2 Although one of Mendip’s smaller Towns (population about 8,000), Shepton Mallet provides a significant amount of employment with a net inflow of commuters. It has successfully attracted new employers to replace those who have left. There is good distribution of employment land around the Town, although this is more heavily weighted to the east. The Adopted Plan seeks to locate housing and employment within walking and cycling distance of each other.

13.3 The Council has sought to maximise the contribution of previously developed sites to meeting Shepton Mallet’s development needs, in accordance with the Local Plan’s overall approach to site selection. However, only a limited amount of development could be accommodated on these.

13.4 Shepton Mallet is an Outstanding Heritage Settlement and the town centre contains many historic buildings. It benefits from an attractive Market Place and large comparison goods store (Haskins). The Town functions as a market town serving the surrounding area. However, its role as a retail centre has undergone significant contraction and the Town now functions as a local centre, with a bias towards convenience retailing, although Haskins is a major draw for comparison goods shopping across the District and beyond, particularly for furniture and carpets.

13.5 The Amulet is an important community facility, especially in the absence of a town hall. New housing and development suggested in Shepton Mallet could help to increase potential usage. Meanwhile, it is important that this facility retains its community use.

13.6 Studies undertaken for the Council point to a lack of vitality and viability in retail terms, as there are a number of vacant units, and trade is attracted from a relatively small geographic area. Visitors to Shepton Mallet make trips to the Town very frequently. A large proportion of visitors travel by foot or have short journey times. The primary trip purpose of visitors was to shop, although non-shopping reasons such as socialising and visiting services such as banks or building societies were important. Far fewer residents visit the town centre to undertake leisure activities.

13.7 Only a modest amount of available spending was identified to support additional convenience floorspace and there appears to be no economic capacity for further comparison floorspace at present. Following a wide community debate on the retail study, the Council decided not to reduce the size of the Town Centre but to defend it and allow alternative uses which help to create a vital and viable town centre. Further out of town retail development must be resisted as it would have a detrimental impact on the already fragile vitality and viability of the existing Town Centre.

13.8 Land is allocated at Cannards Grave Road to accommodate housing and employment uses for the Town. Some small scale business or workshop units should be accommodated. Serviced plots or small-scale business or workshop premises, such as 2-3,000 sq.ft. light industrial units for rent or sale, will be sought in conjunction with the housing provision. The employment sites should be located to the east of the site. The re-use of the existing barns for employment use will be sought.

13.9 The site is prominent in the landscape and lies on the southern approach to the town. There are currently a coalescence of scattered hedgerow trees that break up and screen the southern edge of Shepton Mallet. This character should be retained through a landscaping buffer and reflected in the density of proposed housing development on the southern and western edges, to allow interspersal with medium/large trees. Higher density development should be accommodated on the remaining central area of the site. The western boundary of the site should continue the tree lined edge on this major approach to the town.

13.10 Development will need to provide off-site measures to improve the accessibility of the site and to redress some of the negative effects of additional vehicular movements generated by the site. Such measures may include traffic management improvements to the A37/Charlton Road junction. This will also include provision of on-site pedestrian and cycle facilities within the Field Farm development, provision of the cycle/footpath route connecting Whitstone Road with Fosse Lane as identified in the Transport Strategy for Shepton Mallet and shown on the proposals Map under Policy SN20, and the provision of a bus lay-by and shelter on the A37 frontage of the site with a pedestrian link provided from within the site. Access can be achieved either from Cannards Grave Road (A371) or from Whitstone Road (A37).

13.11 Archaeological discoveries nearby indicate there may be archaeological material preserved here. A detailed archaeological assessment will be required prior to the grant of consent in accordance with Policy EN13.

13.12 The recreation needs of the future occupants of the development will need to be provided for in accordance with Policy SN7. Negotiations to secure the provision of affordable housing will be undertaken in accordance with Policy SN2. Off-site improvements to Shepton Mallet Sewerage Treatment Works may be necessary before development can proceed in accordance with Policy Q5, and should be negotiated in consultation with the Environment Agency and Wessex Water.

13.13 Proposals for this site will need to ensure that features or habitats of value for wildlife, such as hedges, grassland and stone walls, are retained where possible. Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4. Further investigation into the use of the site by particular groups of species, such as badgers & reptiles, will also be required, together with appropriate conservation measures.

13.14 The necessary on-site requirements for the development of the site, identified above, indicate that the site can accommodate about 150 dwellings in total, it would therefore be inappropriate to set the site capacity as a minimum requirement.

Policy SM1 - Site for Mixed Uses: Land at Cannards Grave Rd/Whitstone Road

Land is allocated at Cannards Grave Rd/Whitstone Road for about 150 houses and about 1 hectare for business. Proposals will need to ensure that:

1) a comprehensive landscaping scheme mitigates the landscape impact of development and incorporates appropriate tree planting along the western and southern boundaries of the site; and

2) adequate provision is made within the site for pedestrian and cycle links, and a contribution will be required towards the provision of a new cycle/footpath to local facilities and employment.

13.15 The hospital was closed in 1993. The main buildings and others are Grade II Listed, and the Council is keen to secure a suitable alternative use. It is within walking distance of a good range of services.

13.16 The older hospital buildings would appear to be most suited for conversion into either residential or office use or a combination of these. New development for residential or office use would be permitted on land to the north of the main hospital as part of a proposal that dealt with the whole of the site comprehensively, and provided the design of the new development enhances the Listed Buildings. A planning brief has been prepared and provides more guidance.

Policy SM2 - Site for Mixed Uses: Norah Fry Hospital

The refurbishment of Norah Fry Hospital and associated re-development of the non-traditional buildings to the north will be permitted for residential and/or office use.

13.17 If in the future the vitality and viability of the town centre improves, this site would be appropriate to accommodate additional town centre uses which could not be accommodated on the High Street. The location adjacent to the Town Centre is well related to public transport services and accessible on foot or cycle from most of the Town. It is important that any development strengthens the vitality and viability of the Town Centre. The design of any new development should be orientated to face Commercial Road which links to the Town Centre and should create a lively street frontage. Any redevelopment scheme should be carried out in a comprehensive manner and the quality of the pedestrian environment and links from these areas to the Town Centre should be improved. Any proposal should have regard to and should not jeopardise the proposals of the Shepton Mallet Transport Strategy, particularly the public transport interchange proposals for Commercial Road.

13.18 The area on the south side of Commercial Road is immediately adjacent to the Town Centre and is a natural extension to it. It is also well located in relation to existing comparison goods retailing (within the Haskins complex). Further comparison goods could therefore be suitably located here and should build on the Town’s draw as a centre for furniture and carpets. This area should remain as a car-park unless needed for retail and/or leisure expansion; any loss of parking as a result of redevelopment will need to be addressed. If necessary to allow redevelopment the existing facilities on the site such as the toilets and recycling facilities should be appropriately relocated within the site.

13.19 It has been a long standing objective of the Council to enhance the area north of Commercial Road known as Little Ostry. This site should be looked at in conjunction with the area to the south of Commercial Road for a related use. However, a mixed use scheme involving retailing and residential may be acceptable on this area. Any scheme should have regard to the listed buildings and other buildings of merit surrounding the site, and should result in the positive enhancement of the Conservation Area. The area is occupied by a number of derelict and under-used buildings. Any redevelopment needs to be undertaken sensitively and several adjacent buildings which are listed or of interest should be retained and existing uses will need to be accommodated elsewhere.

Policy SM3 - Site for Mixed Uses: Commercial Road

Land is allocated for a mixture of uses including retail at Commercial Road within the area defined on the Proposals Map. Any redevelopment scheme should make provision for a pedestrian link between Commercial Road and the Market Place.

13.20 The former Shepton Mallet Local Plan indicated that a design brief will be prepared to encourage the improvement and enhancement of this area. The intention was to create a ‘town square’ combining environmental improvements with improved access to, and rationalisation of, car parking, which involved land in several ownerships. The

scheme would improve access to the Town Centre from the east. A detailed study has been undertaken which has shown that this is feasible.

Policy SM4 - Improvements at Regal Road: Shepton Mallet

Development which would prejudice the implementation of proposals to improve the environment, rationalise car parking and improve access to the Town Centre at Regal Road, Shepton Mallet, will not be permitted.

13.21 Matthew Clark Brands Limited is a major employer in Shepton Mallet and wishes to invest in the Town over the plan period. As part of their continuing investment programme they have proposals to develop new production facilities on land to the south of Town Lane.

13.22 The company sought the allocation of this land for industrial purposes to enable them to invest with confidence and make plans for the future.

13.23 There is a considerable difference in levels between the land adjacent to Town Lane and the school playing field to the south and development proposals would need to give careful consideration to this change of levels as well as the future of the Listed Building.

13.24 Part of the site is a Regionally Important Geological Site and is designated under Policy EN2. The existing rock face may be cut back to accommodate development provided that its geological interest is not harmed. To maintain the educational and scientific value of the rock face, access for inspection purposes may need to be secured by a planning obligation.

13.25 The company has advised that it would wish to explore the closure of Town Lane in order to bring the new area into the same curtilage as its principal site to the north. This proposal would need to be the subject of a road closure order. Following the submission of a transport assessment, necessary works to secure safety and capacity may be required at the following junctions - Town Street/The Batch; Paul Street/High Street; Charlton Road/Kilver Street. Pedestrian and cycle facilities will be required at or near to the site and will include a crossing at Kilver Street and a route through the Leisure Centre area.

Policy SM5 - Site for Employment Use: Town Lane / Kilver Street

Land is allocated at Town Lane/Kilver Street Shepton Mallet for industrial use.

A proposal will be approved where:

1) the integrity of the Regionally Important Geological Site is not compromised; and

2) a satisfactory scheme is submitted illustrating the manner by which the development can be accessed on foot, cycle and by public transport.

Where the closure of Town Lane is proposed a contribution will be sought from the developer for the provision of traffic calming in Garston Street.

13.26 The site immediately adjoins Fosse Lane, is bordered by existing employment development and is the remainder of an area of land identified for industrial use on the former town map.

13.27 The site is capable of accommodating business, industrial or warehousing uses, currently within Classes B1, B2 and B8 of the Use Classes Order, 1987. Proposals will need to ensure that the residential amenity of nearby residential properties is not harmed. This can be achieved through the appropriate location of B1 uses, to form a buffer between the housing and the B2 and B8 uses, or through bunding and landscaping, or a combination of the two. This will have an effect on the net developable area.

13.28 Development may need to provide off-site measures to improve the accessibility of the site and to redress some of the negative effects of additional vehicular movements generated by the site in accordance with Policy SN23.

13.29 The site is within an Area of High Archaeological Potential and therefore a detailed archaeological assessment will be required prior to the grant of consent in accordance with Policy EN13.

Policy SM6 - Site for Business Industrial and Warehousing Use: Fosse Lane

Land is allocated for business, industrial or warehousing uses at Fosse Lane.

Proposals will need to ensure that potential air pollution, water pollution, noise, dust, heat,

14.1 Close links between Street and Walton mean that they need to be considered together. Any development west of the existing built-up area of Street will inevitably include land within the Parish of Walton. However, they are two distinct settlements. The proposals below will not lead to their coalescence and will maintain a strategic gap between the two.

14.2 Street and Walton are home to over 11,000 people, with more than 10,000 of these in Street itself. It has a wide range of facilities for a town of its size, particularly educational, with Strode College providing further and higher education opportunities.

14.3 Although shoe manufacturing has ceased, the shoe industry is still a major employer. Unemployment levels are relatively low, though local people are concerned that additional employment opportunities should be available in tandem with new housing development. Street has close links with Glastonbury, and there is significant commuting between the two. In Glastonbury, redevelopment of the Morlands site is a priority, and will provide some employment for a wider area.

14.4 The Town Centre primarily functions as a local shopping centre although it does contain a number of mainstream and specialist comparison shops, including factory outlets which have extended its shopping function. The presence of Clarks shoe factory has led to the evolution of the Town as centre for factory outlets specialising in shoes, sheepskins and leather goods, and subsequently to the development of Clarks Village in 1993. Clarks Village represents a significant retail node attracting visitors from a wide geographic area. However, research shows that most visitors to either Clarks Village or the High Street were not shopping at both locations during their trip.

14.5 Studies undertaken for the Council indicate that Street has a vital and viable Town Centre. Only a modest amount of capacity for additional convenience floorspace was identified, and no specific site needs to be allocated, but that the Town Centre would be able to support additional comparison floorspace by 2011. Since these studies were carried out, Clarks Village has expanded. There is some potential for extensions and redevelopment within the Town Centre to increase comparison floorspace.

14.6 There is no previously developed land in excess of 0.4 ha currently available within Street, except within the site allocated for housing at Houndwood (see below). Most new development will therefore inevitably take place on greenfield sites.

14.7 Given the lack of previously developed land, the approach adopted is to accommodate as much housing as possible on sites within the current development limits of Street, on sites which offer the best access to services and facilities, whilst safeguarding undeveloped spaces of visual, recreational or other significance. It has not been necessary to allocate additional greenfield land beyond the existing development limits for housing development in this Plan period.

14.8 There is an unusually large number of green spaces within the urban area of Street. Consultation response indicated that these open areas are important to the character of the town, and that they should be retained rather than built on. Several have therefore been identified as visually important open spaces. However, open areas off Hindhayes Lane and south of the Houndwood factory do not contribute significantly to the urban scene. These areas can provide housing which is readily accessible to a wide range of services and facilities and within easy walking distance of the Town Centre, without the loss of significant environmental assets.

14.9 Some greenfield land is also required on the edge of the Town to provide the number of houses likely to be needed. Land has therefore been identified west of Brooks Road. The site has good access to primary education. Other facilities are more distant,

including the Town Centre, but the potential to provide bus, cycle and footpath links is good.

14.10 This underused site presents a rare opportunity for new housing development close to the Town Centre. Arrangements for accessing the site need to be made which provide adequate visibility splays without unduly impacting on neighbouring properties. Traffic calming measures will be required to reduce traffic speeds along Hindhayes Lane to achieve this. The site is suitable for a relatively high density scheme although density may be constrained by access quality. It is ideal for sheltered housing in view of its location close to the town centre and the lower levels of traffic generated by this form of development. Pedestrian and cycle links to the Town Centre will need to be improved.

14.11 Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4.

Policy S&W1 - Land for Housing: Hindhayes Lane

Land is allocated at Hindhayes Lane for about 45 dwellings. To provide acceptable access provision and accessibility profiles, proposals will need to:

1) be for development of a type which will generate low levels of vehicular traffic;

2) ensure that traffic speeds along Hindhayes Lane are reduced; and

3) ensure improved pedestrian / cycle links between the site and the Town Centre are provided.

14.12 This site provides convenient pedestrian and cycle access to the Town Centre and will make the most effective use of land which is surplus to the requirements of the current landowners. Pedestrian and cycle links will be required to the Town Centre and nearby retail and employment facilities. Accessibility by public transport will need to be improved. Vehicular access to the site will principally be taken from Westway with a secondary access to West End.

14.13 Despite measures that will be required to facilitate walking and cycling, additional traffic generated by the site is likely to require improvements to the Westway / West End junction. These would need to provide for cyclists. A full Transport Assessment will be required.

14.14 Measures will be needed to ensure a high quality living environment and effective separation from employment uses to the north. This, together with the shape of the site, is likely to limit the net developable area. This 10ha. site is therefore allocated for a minimum of 300 homes which allows for a minimum net density of 45 dwellings/ ha.

14.15 Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4

Policy S&W2 - Site for Housing: Houndwood

Land is allocated at Houndwood for a minimum of 300 dwellings. To provide an acceptable accessibility profile and ensure highway safety, proposals will need to:

1) provide pedestrian and cycle links to the Town Centre and local educational, employment and retail facilities;

2) improve accessibility by public transport both in terms of services and infrastructure; and

3) ensure improvements to the Westway / West End junction are provided.

Adequate separation will need to be maintained between residential uses and employment land to the north.

14.16 This site is the remainder of an existing housing allocation in the Adopted Glastonbury & Street Area Local Plan. It is within cycling distance of the Town Centre and within the existing built-up area.

14.17 Access to the site needs to be resolved and could potentially be taken either from Brookfield Way (with a pedestrian and cycle link direct to Brooks Road via Stonehill) or direct to Brooks Road via Stonehill with a pedestrian and cycle link to Brookfield Way. In the later case, land outside the site may be needed to achieve satisfactory vehicular access. The Stonehill / Brooks Road junction will need to be improved to allow vehicular access and/or cater for pedestrian and cycle movements. Access onto Brooks Road will also need to take account of access arrangements for the West of Street site.

14.18 Pedestrian/cycle links to local facilities will be required to improve the site’s accessibility profile. The site is reasonably well served by public transport but improved passenger facilities will be needed.

14.19 The number of homes which can be provided on the site will depend on access arrangements; serving as many as 60 dwellings from Brookfield Way is unlikely to be feasible.

14.20 Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4.

Policy S&W3 - Site for Housing: Brooks Road

Land is allocated off Brooks Road for around 60 dwellings. To provide an acceptable accessibility profile and ensure highway safety, proposals will need to:

1) ensure pedestrian and cycle links to the Town Centre and nearby facilities are provided;

2) improve local public transport infrastructure; and

3) improve the Stonehill / Brooks Road junction.

14.21 Land is allocated at Gravenchon Way to allow for additional employment in Street through business and industrial uses. The greatest need for industrial premises is for small units as starter units or for small businesses. This site already has access and can be easily serviced and should be capable of meeting this need.

14.22 Provision will need to be made for the protection and management of Bullmead Ditch (and its tributaries), which is a tufa stream containing nationally notable species and is a County Wildlife Site, and for landscaping along the southern boundary. Pedestrian and cycle links to the site may need improvement, as may public transport in the area (particularly at times at which it may be expected to be used by workers), to improve the accessibility profile of the site.

Policy S&W4 - Site for Employment: Gravenchon Way

Land is allocated at Gravenchon Way for:

• business

• general industrial

• small scale or ancillary storage or distribution

Proposals must ensure that:

1) potential air pollution, water pollution, noise, dust, heat, vibration and other forms of pollution or nuisance will not harm the amenity of nearby uses;

2) adequate provision is made for the protection from damage or pollution to the Bullmead Ditch and its tributary watercourses and associate wildlife interest and for landscaping along the southern boundary;

3) pedestrian and cycle links to residential areas are provided; and

4) public transport is improved to facilitate employee access to the site.

14.23 A site has been identified at Farm Road for retail development to encourage linkage between the High Street and Clarks Village, maximising the potential beneficial effects of Clarks Village for the High Street, and to allow for retail expansion. It is important that any scheme strengthens the vitality and viability of the Town Centre. The ground floor frontage should consist of retail uses, to assist in encouraging linkage between the two shopping destinations. Residential, leisure or other Town Centre uses may be acceptable on the upper floors. Careful design will be required to enhance and compliment the High Street shopping experience and improve the quality of the pedestrian route. Development may need to provide off-site measures to improve the accessibility of the site and to redress some of the negative effects of additional vehicular movements generated by the site in accordance with Policy SN23. If it was proposed for Clarks Village to expand into this allocation, the proposals would also be subject to Policy S&W6.

Policy S&W5 - Site for Retailing: Farm Road

Redevelopment at Farm Road, Street within the area identified on the Proposals Map will be permitted, if:

1) retail uses are proposed on ground floor level fronting Farm Road; and

2) the pedestrian link between Clarks Village and the Town Centre is enhanced.

14.24 Factory outlet shopping has long contributed to the robustness of Street as a commercial centre. It is considered that the strength and attractiveness of Street and its role in serving the community is best assisted by a vital and viable specialist (factory outlet) function. Clarks Village is an important source of employment and as a tourist attraction is an important part of the Mendip economy.

14.25 Clarks Village has introduced a level and quality of comparison retailing which would not otherwise be represented in Mendip and which would not normally be expected in a centre of its size. As a result, Street has assumed a secondary status as a centre of intervening opportunity to which a trip may be made on some occasions by residents of the District as an alternative to more distant, higher order centres outside the District.

14.26 Every opportunity should be taken to maximise the potential beneficial effects of Clarks Village for the Town Centre. Street can utilise its specialist factory outlet function to supplement its local centre role through capturing expenditure which would not otherwise be available to it. To assist in encouraging linkage between the two shopping destinations, measures should be taken to improve the physical, social or economic integration of Clarks Village and the Town Centre.

14.27 The various roles of Street centre should be developed in parallel within the overall objective of sustaining and enhancing the vitality and viability of the Town Centre. In order to protect the local shopping function of the Town Centre, the range of facilities available within Clarks Village will be restricted to the sale of factory outlet goods. That is, the direct retailing of merchandise by manufacturers, vertically integrated retailers (who retail their own branded goods or those of a subsidiary), and retailers, who offer branded factory seconds and/or non-current lines at a discount to their original full market price.

14.28 Any proposal will need to demonstrate that Clarks Village will continue to compliment rather than compete directly with the services and facilities of the Town Centres, particularly Street Town Centre. A retail impact assessment is likely to be required to accompany planning applications, the scope of this assessment will depend on the size and nature of the proposed development in relation to Street Town Centre and Clarks Village itself, taking account of the potential for cumulative impact.

14.29 The majority of people using Clarks Village currently travel there by car. In order to reduce the number and impact of motorised journeys associated with the factory outlet centre, a modal shift target for the development towards modes other than the private car will be negotiated (and secured through a S106 agreement). Public transport improvements are likely to be key in reducing the impact of motorised journeys associated with the factory outlet centre. An increase in car-parking provision is unlikely to be acceptable, consistent with Policy SN25.

14.30 The Policy reflects the importance of food and drink uses in helping to sustain Street Town Centre in the future. Expansion which results in additional A3 floorspace over and above the current permitted floorspace of 1153 sq.m gross external is therefore not permitted by the Policy. Food and drink uses are those currently within Use Class A3 of the Use Classes Order (1987).

14.31 The Council will not necessarily require minor changes of use to satisfy each criterion, however account will be taken of the potential for cumulative impact of small scale proposals or increases in floorspace. For the purposes of this Policy ‘Town Centres’ are defined on the Proposals Map for Mendip but may also relate to other centres outside the District. The Policy should be read in conjunction with other policies of the Plan, particularly those addressing design matters. The Policy relates to Clarks Village or subsequent in title. The creation of a separate factory outlet centre elsewhere in the District is likely to be unacceptable within the policy framework of the Plan.

Policy S&W6 - Clarks Village Factory Outlet Centre, Street

Expansion of Clarks Village, factory outlet centre, Street will be permitted if:

1) used only for the direct retailing of merchandise by manufacturers or vertically integrated retailers (who retail their own branded goods or those of a subsidiary), or retailers, who offer branded factory seconds and/or non-current lines at discount prices to their original full market price;

2) there would be no adverse impact, either individually or cumulatively, on the vitality and viability of Street or other Town Centres;

3) measures are incorporated which are designed to achieve a shift in modal split away from the private car such that it can be demonstrated that the development would not result in any additional provision of car parking spaces;

4) measures are incorporated to improve the integration of Clarks Village with Street Town Centre; and

5) no increase in the amount of floorspace devoted to the consumption of food or drink results.

Where appropriate, proposals for change of use will be considered against the above criteria

14.32 Schools in Street are also major employers. Both Millfield School and Strode College need to make provision for future development and expansion.

14.33 Strode College is a highly successful provider of higher and further education. Not only is it an important community facility in its own right, it also makes a valuable contribution to the training of the local workforce, assisting the local economy. The College has identified the need for additional land, adjacent to the existing campus, to allow the College to continue to deliver education over the Plan period. The rhyne on the northern boundary of the allocated site is a valuable wildlife habitat and is extremely species rich. Provision will need to be made for the protection and management of this rhyne.

Policy S&W7 - Site for Education Use: Strode College

Land is allocated for Education purposes adjacent to Strode College.

14.34 Millfield School wishes to consolidate its buildings, including boarders’ accommodation, onto its campus on the eastern edge of Street. This will aid the long term vitality of a major employer in the Town and result in fewer journeys by pupils and staff to outlying accommodation. An area of land is allocated adjacent to the existing campus to facilitate this. A Transport Assessment covering all modes of travel will be necessary to ascertain the effect of the site on the Town’s transport network and possible wider impacts beyond Street itself.

14.35 It is important that rising ground at the southern edge of the site remains free of built development so as to reduce landscape impacts. Provision may need to be made to protect wildlife interest and maintain or enhance biodiversity in accordance with Policy EN 4.

Policy S&W8 - Site for Education Use: Millfield School

Land is allocated for Education purposes adjacent to Millfield School, East of Somerton Road.

Proposals will need to:

1) ensure that rising ground in the southern part of the site remains free of development; and

2) improve the accessibility profile of the site by means other than the private car, including contributing towards pedestrian and cycle links to the Town Centre and other local facilities.

14.36 A need has been identified by the Local Education Authority for expansion of playing field provision at Brookside County Primary School. A site has been identified adjacent to the western boundary of the school.

Policy S&W9 - Site for Education Use: Brookside School

Land is allocated for an extension to Brookside County Primary School

15.1 Wells is a special place. It is an Outstanding Heritage Settlement which benefits from a highly attractive built environment with many listed buildings as well as the Cathedral. It is set in attractive countryside with an Area of Outstanding Natural Beauty to the north, National Trust woodland, and historic parks at Milton and south of Bishop’s Palace.

15.2 the same time, the City is home to some 10,000 people, and provides a significant amount of employment. Despite some commuting out, particularly to the north, more people travel in to work in Wells and its immediate environs than travel out. Most of the employment land in Wells is located to the south and west of the City, although the schools close to the City centre also generate jobs. Unemployment levels are relatively low.

15.3 Wells is a major public transport node and is the focus for services in West Mendip. The City is also relatively flat and most areas are within walking or cycling distance of centre.

15.4 The form of development in relation to the character of the built environment of Wells needs careful consideration. The Relief Road, now the gateway to the City from the east, has opened up the back of sites previously hidden. A strategy has been drafted to guide the development of new streetscapes alongside the Relief Road which will be adopted as Supplementary Planning Guidance to Policy Q1 of the Adopted Plan. Any redevelopment along the Relief Road should seek to achieve significant improvements to the setting of the City.

15.5 Part of the rich heritage of the City are the large amounts of water from the springs, which are found in the grounds of the Bishop’s Palace, that flow through the town centre along the High Street or culverts and appears at the surface as St Andrews Stream. The Council will protect and seek the enhancement of this watercourse wherever possible, in accordance with Policy EN16

15.6 Wells functions not just as a local needs centre serving residents of Wells and the surrounding rural area but also attracts shoppers from a wider area for comparison goods shopping and for its attractive setting. The presence of the Cathedral and its status as England’s smallest City, has led to Wells becoming the focus for much of the District’s tourist activity.

15.7 Shopping is the prime function of the City centre and currently there is a good balance between tourism and local needs shopping. The retail offer is broad in scope (multiples and local independents) and includes a number of specialist outlets catering for tourist trade. The City centre is the focus of activity for many of the City’s services and facilities. Public transport access and car-parking are concentrated on the centre.

15.8 Studies undertaken on behalf of the Council indicate that Wells is a vital and viable centre. It is a strong convenience goods centre and with a variety of types and sizes of store. The studies identified only a modest amount of available spending to support additional convenience floorspace to 2011 and it is therefore not necessary to identify a specific site for convenience goods retailing. There is however, scope for additional comparison goods floorspace without detriment to existing retailing in terms of loss of turnover to 2011.

15.9 It has been extremely difficult to identify suitable land for development within and around the City, only modest development is therefore proposed. The Council has sought to maximise the contribution of previously developed sites to meeting the City’s development needs, in accordance with the Plan’s overall approach to site selection. This reflects residents’ views that the integrity of the boundaries of Wells should be preserved and its status as the smallest City in England should be retained.

15.10 This site will make an important contribution to meeting housing requirements in Wells. It is within easy walking distance of the Town Centre. It is suitable for higher density development and possibly even a ‘car free’ development or one with low parking provision.

15.11 St Andrews stream is of wildlife and amenity value which should be protected and enhanced by the redevelopment of this site. Safe pedestrian and cycle links should be provided through the site linking the City Centre with outlying areas of Wells to the west, including along St Andrews stream. This should include an upgrade to the pedestrian crossing on Strawberry Way to a Toucan. Cycle parking facilities should be provided.

15.12 Access to the site should be taken from Tucker Street along West Street. A new access directly off the Relief Road is not the preferred option as it will require a larger site area in order to achieve the necessary visibility splays, and will not make the most effective use of the space within the site. Furthermore, the addition of another access on the Relief Road will alter the traffic flows on this main route. On-street parking on West Street/Ethel Street should be removed and designated residents/visitors only parking.

15.13 The form of development in relation to the character of the built environment of Wells and in relation to adjacent uses will require careful consideration. Development will need to incorporate adequate acoustic screening from the Relief Road to the west of the site.

15.14 A broad range of house types and sizes should be provided on the site, including an element of affordable housing that will be sought in accordance with Policy SN2. The recreation needs of the future occupants of the development will need to be provided for in accordance with Policy SN7.

15.15 The site is within an Area of High Archaeological Potential and therefore a detailed archaeological assessment will be required prior to the grant of consent in accordance with Policy EN13.

15.16 The land is currently in four ownerships. Development proposals should preferably deal with the site as a whole. However, if that is not possible, redevelopment proposals should conform to the policies of the Plan, should not prejudice redevelopment of the land and should be designed in such a way that the remaining land will be capable of being developed to function as part of an overall cohesive housing development.

15.17 A Planning brief has been adopted for the site, setting out the detailed principles for the site’s redevelopment. It has the status of Special Planning Guidance.

Policy W1 - Site for Housing: Priory Mills

Land is allocated at Priory Mills for a minimum of 90 dwellings. Proposals will need to ensure that:

1) on-street parking problems on West Street/Ethel Street are resolved;

2) pedestrian and cycle links are provided through the site, including along St Andrews stream, linking the City Centre with outlying areas of Wells to the west;

3) St Andrews stream is protected and enhanced; and

4) a landscaping buffer is incorporated on the Relief Road frontage.

15.18 This site immediately adjoins the A371, providing good access to the road network. It is also reasonably accessible to the Town Centre and to public transport and cycle networks.

15.19 This site is capable of accommodating a range of sizes and types of employment development (other than retailing). It will perform an important role in compensating for the loss of employment land to other uses elsewhere in the City and in accommodating companies relocating from sites which no longer satisfy their requirements.

15.20 A Planning Brief has been adopted for the site which will have effect as Supplementary Planning Guidance.

15.21 Ideally the Cold Store building should be demolished and the site comprehensively redeveloped. The scale and bulk of new buildings is crucial to the successful integration of this development into the landscape and townscape of Wells. The landscaping and layout of the site should also protect the amenity of nearby residential properties in accordance with Policy Q1.

15.22 Development will need to take account of views of Wells from the Mendip Hills to the north, more immediately from the Relief Road and parts of the City of Wells and from the eastern approach to the City.

15.23 The Keward Brook that runs along part of the western boundary, and the woodland adjacent to the south east boundary, are County Wildlife sites and should be protected.

15.24 A transport impact assessment will need to be submitted. Development will need to provide off-site measures particularly to improve pedestrian and cycle access to the site in accordance with Policy SN23.

15.25 Measures to mitigate for any loss of biodiversity will be necessary in accordance with Policy EN4.

Policy W2 - Site for Employment Uses: Gate Lane

Land is allocated for business, industrial and warehousing uses at Gate Lane.

15.26 There is potential for unit shopping on this site which is adjacent to the Town Centre and is only a short distance from the High Street. It is also adjacent to car-parking and the bus station and there is opportunity to improve the pedestrian link to the Town Centre. Policy TC1 defines the Town Centre area and the uses which will be

acceptable within it. A planning brief has been adopted for the site as supplementary planning guidance, setting out the detailed principles for the site’s redevelopment.

15.27 Development should strengthen the vitality and viability of the Town Centre, with retailing at ground floor level fronting Priory Road. Residential use would be appropriate on upper floors. A high standard of design, materials and layout will be required sympathetic to the adjoining buildings in the Conservation Area, with improvements to the environment for the pedestrians moving through the area. The development should also relate well to the transport interchange (and the proposed improvements), adjacent supermarket and the site allocated at Priory Road.

15.28 The Wells Transport Study outlines proposals for the bus station area. Improved facilities for passengers have already been provided. Further improvements to the car park, bus station and coach park will enable easy transfer between bus, car, cycle and tourist coach and should help to encourage use of public transport.

15.29 Development proposals should preferably deal with the site as a whole, however if this is not possible, redevelopment of the site may be approached in two parts. The predominantly retail area to the east should be treated in a comprehensive manner as should the transport interchange. Partial redevelopment should not prejudice, and should relate well to the remaining part of the site.

Policy W3 - Site for Mixed Uses: Princes Road

Land is allocated at Princes Road for retail and a mixture of uses including a transport interchange, where it will sustain and enhance the vitality and viability of the Town Centre. Proposals will need to ensure that a pedestrian route through the site to the town centre is maintained and improved.

15.30 It is considered that an additional playing pitch adjacent to the existing playing pitches at Portway will provide for part of the increase in requirements over the Plan period. The Playing Pitch Strategy identified support for at least 1 rugby pitch and training facilities. It may also be possible to incorporate additional recreation facilities. Proposals for this site should ensure that the habitats present on the site are retained as far as possible, this should include the retention of a good sized wildlife habitat margin around the perimeter of the field, and measures should be put in place to ensure that future management of the site will protect and enhance the wildlife habitat. The layout and treatment of the site should protect the amenity of nearby residential properties in accordance with Policy Q1. Access to the site should be taken from the grounds of the Leisure Centre.

Policy W4 - Site for Recreation: Wells Leisure Centre

Land is allocated for recreation use adjacent to Wells Leisure Centre at Charter Way.

15.31 Wells Burial Joint Committee has identified a requirement for further land to meet the City’s burial needs over the Plan period.

Policy W5 - Site for Cemetery Provision: Wells Cemetery

Land is allocated for an extension to Wells Cemetery.

15.32 Additional car parking is not generally being sought in the Towns. Instead, the emphasis will be on managing existing car parks to achieve more efficient usage and relate demand to capacity. However, in Wells the view is consistently expressed that additional space is needed, particularly to cater for peaks in demand, and space is likely to be lost at Princes Road under Policy W1. There is no land available in or adjacent to the Town Centre for car parking, and a park and ride facility would not be viable. Land at Palace Farm represents the only suitable site for additional car parking, is within walking distance of the Town Centre, and could be accessed direct from the A371.

Policy W6 - Site for Park & Walk Car Park: Palace Farm

Land is allocated at Palace Farm for a Park and Walk car-park with associated access road.

16.1 The Bath and West Community NHS Trust has indicated that Butleigh Hospital will become surplus to requirements within the Plan period. Whilst the main hospital is of attractive appearance and should if possible be retained, it is uncertain whether in either economic or practical terms the structure of the building is sufficiently robust to permit retention and conversion. The site is therefore allocated for either re-use of the main building, with some new build on the surrounding land or, if retention is not possible, for redevelopment. Ancillary buildings and extensions to the main building should in any scheme be removed; and the footprint of any new buildings should not exceed that of removed buildings.

16.2 Proposals must embrace sustainability principles. In particular they must not foster a growth in the need to travel, and should generate less trips than the existing hospital use. A number of employment uses will thus be precluded. The most sustainable options for the re-use of the site are therefore considered to be either residential use, or a health care use with low trip access requirements, such as a nursing home.

16.3 The location of the site in the countryside, detached from the main settlement requires that proposals pay particular attention to maintaining and enhancing the site and its surroundings.

Policy B1 - Redevelopment or Re-Use of Butleigh Hospital

Redevelopment or re-use of Butleigh Hospital for residential or health care use will be permitted provided that:

1) if structurally sound and economically capable of re-use, the main hospital building is retained;

2) when compared with its use as a hospital, a net reduction in the number of vehicular trips generated will be achieved; and

3) the character and appearance of the site, its surroundings, and any retained buildings will be enhanced.

16.4 The District Council is aware of the Parish Council’s intention to meet the identified need for playing pitch facilities on land at Prestleigh Road.

Policy EV1 - Site for Recreation Use: Prestleigh Road

Land is allocated for recreation use at Prestleigh Road, adjacent to Evercreech CE VC Primary School.

16.5 The District Council is aware of the Parish Council’s intention to extend the village playing field off Leigh Street.

Policy LOM1 - Site for Recreation Use: North of Leigh Street

Land is allocated for recreation use as an extension of the existing playing field, north of Leigh Street

The descriptions included below are intended to help readers understand some of the technical terms used in the Plan as they apply in Mendip. They are not definitive ‘legal’ definitions.

ADOPTED LOCAL PLAN

Once the statutory procedures for preparing a Local Plan have been complied with, the Council may resolve to "adopt" the Local Plan. It then becomes operational. Previous adopted Local Plans for the area then cease to have effect.

AGRICULTURAL WORKERS DWELLING

A dwelling which is subject to a legal limitation, normally in the form of a condition attached to a planning permission, which limits occupation of the dwelling to a person solely or mainly employed, or last employed, in the locality in agriculture or forestry, or a dependent, widow or widower of such a person.

ANCIENT WOODLAND

Woodland on a site which has been continuously wooded from 1600 AD to the present and has only been cleared for underwood or timber production.

AQUIFER

A rock stratum that contains groundwater and allows this to flow through.

AREA OF HIGH ARCHAEOLOGICAL POTENTIAL (AHAP)

An area which is likely to be of archaeological value. These areas are defined by Somerset County Council and are based on archaeological research, or on assessment of historic landscape patterns, settlement patterns or documentary or cartographic evidence.

AREA OF OUTSTANDING NATURAL BEAUTY (AONB)

An area of high landscape value of national importance within which the conservation and enhancement of its natural beauty, as part of the national heritage, is the priority. These areas are designated by the Countryside Agency.

BIODIVERSITY

A comprehensive term for the degree of nature's variety including the number and frequency of ecosystems, species and genes. It can refer to global, regional or local systems. An ecosystem is an interactive system consisting of a community and the environment in which it exists.

BUILDING REGULATIONS

Regulations made under the Building Act 1984 to ensure that building work meets minimum standards for safety, health, welfare, convenience and conservation of fuel and power.

CATCHMENT AREA/POPULATION

The area/people from which a store, shopping centre, a town centre or a town draws its trade.

CITY CENTRE/TOWN CENTRE

The focus of a city/town, generally the hub of the public transport network, providing a broad range of retail, service and other community facilities. Town Centre means the areas defined on the Proposals Map to which policies TC1 and TC2 apply.

CODE SYSTEM OPERATOR

Operator licensed to provide services under the Telecommunications Act.

COMMUNITY WOODLAND

Multi-purpose woodlands created through partnerships between landowners, local authorities and communities.

COMPARISON GOODS

Generally, non-food goods which the purchaser will compare on the basis of price, quality and facilities (eg Guarantee period) offered before a purchase is made (eg Electrical goods, furniture, and clothes).

CONSERVATION AREAS

An area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. There are additional planning controls over certain works within a Conservation Area.

CONVENIENCE GOODS

Generally, goods which are purchased regularly for relatively immediate consumption, principally food, drink and newspapers.

COUNTY WILDLIFE SITES

Sites identified by Somerset Wildlife Trust as being of wildlife importance, complementing the network of national designated areas such as SSIs.

CRITICAL ASSET

An aspect of the environment, the economy, or social health of the community which is considered irreplaceable or essential to quality of life.

CRITICAL NATURAL CAPITAL

Those elements of the environmental stock where loss or damage would be very serious since they are irreplaceable or make critical contribution to global sustainability.

DEPOSIT

DEVELOPMENT

The carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land.

DEVELOPMENT BRIEF

See Planning Brief.

DEVELOPMENT LIMIT

DEVELOPMENT PLAN

Establishes policies and proposals for the development and use of land.

ENVIRONMENTAL IMPACT APPRAISAL

A generic term for the evaluation of the environmental implications of proposals, particularly used by the UK government in respect of policies and plans.

ENVIRONMENTAL ASSESSMENT

An assessment required for projects or developments which are likely to have significant effects on the environment by virtue of their nature, size or location.

FACTORY OUTLET CENTRE

Groups of shops, specialising in selling seconds and end of the line goods at discounted prices.

FLOODPLAIN/FLOOD RISK AREA

Area defined by the Environment Agency as being at risk from a 100 year interval flood. Washlands are also included in these areas.

GREEN BELT

An area of land designated in a development plan where the fundamental aim is to prevent urban sprawl by keeping land permanently undeveloped.

GREENFIELD SITE

Undeveloped land, usually lying outside the development limits of settlements.

GROUNDWATER

Water in a saturated zone beneath the Earth's surface (see Aquifer).

GROUNDWATER SOURCE PROTECTION AREA

Area identified by the Environment Agency where there is a high risk of pollution to groundwater.

HABITAT

A place where an organism lives. A type of environment inhabited by particular species and/or communities. These are often characterised by dominant plant forms, physical characteristics or a combination of these, for example, wetland, grassland and stream habitats.

HISTORIC PARK AND GARDEN

Parks and gardens included in a register of Parks and Gardens of Special Historic Interest prepared by English Heritage.

HOUSE IN MULTIPLE OCCUPANCY

A house occupied by persons who do not form a single household. This includes any purpose built or converted flat whose occupants do not form a single household.

INFILLING

In the context of residential development in a Village, infilling is taken to mean the building of one or two houses on a small vacant plot in an otherwise extensively built up frontage. The plot will generally be surrounded on at least three sides by developed sites or roads.

INSET MAP

A more detailed plan for part of the area covered by the Proposals Map

LISTED BUILDING

Buildings and structures which have been identified by, currently, the Department of Culture, Media and Sport, on the advice of English Heritage, as being of special architectural or historic interest and whose protection and maintenance are the subject of legislation. Listed Building Consent is required before any works are carried out on a Listed Building.

LOCAL AGENDA 21

Local commitment to achieving environmental sustainability following on from national government’s commitment to Agenda 21 at the Earth Summit in Rio in 1992.

LOCAL CENTRE

Small group of shops/services of a local nature usually including a newsagent, a general grocery store or post office.

LOCAL PLAN

A Local Plan sets out the District Council's policies and proposals for the development and use of land, applying the broad policies of the Structure Plan in more detail at the local level.

LOCAL PLANNING AUTHORITY

A Council which decides planning applications and prepares Local or Structure plans - both Mendip District Council and Somerset County Council are local planning authorities.

MATERIAL CONSIDERATION

A consideration which is a genuine planning consideration ie, one which is related to the purpose of planning legislation, which is to regulate the development and use of land in the public interest.

MINERALS LOCAL PLAN

A Plan covering the whole of Somerset and prepared by the County Council which contains proposals and policies for the winning and working of minerals. It forms part of the development plan for the area.

MULTIPLE STORE

A regional, national or international retail company, in the convenience or durable sector, with outlets in many towns (eg. Boots, Tesco)

OUTSTANDING HERITAGE SETTLEMENT

A settlement of particular architectural and historic interest, designated as such in the Somerset Structure Plan, where priority is to be given in action and investment to

protect its character. In Mendip - Beckington, Frome, Glastonbury, Mells, Norton St Philip, Nunney, Shepton Mallet and Wells.

NATIONAL NATURE RESERVE (NNR)

An area of national or international significance, designated by English Nature, which is primarily used for nature conservation. National Nature Reserves are also classified as Sites of Special Scientific Interest.

NET RETAIL FLOORSPACE

The area of a store from which goods are sold, excluding non-public areas such as storage or staff rooms. (Gross Floorspace refers to the overall area of the store including store rooms etc)

PLANNING BRIEF

Provides detailed guidance on the form that development should take on a particular site, building or development plan allocation. A brief might include, for example, appropriate uses, building height and massing, access and landscaping.

PLANNING OBLIGATIONS

Agreements between anyone with an interest in land and a local planning authority, or an undertaking by anyone with an interest in land, about the way in which the land will be used or developed, or about works which will be needed away from the land to enable development to proceed. They may include payments to be made to the authority in lieu of carrying out any works, and continue to apply even if ownership of the land changes.

PRECAUTIONARY PRINCIPLE

Where significant environmental damage may occur, but knowledge on the matter is incomplete, decisions made and measures implemented should err on the side of caution.

PREVIOUSLY DEVELOPED LAND

Previously-developed land is land which is or was occupied by a permanent structure (excluding agricultural or forestry buildings), and associated fixed surface infrastructure. The definition covers the curtilage of the development. The definition includes defence buildings and land used for mineral extraction and waste disposal where provision for restoration has not been made through development control procedures.

Previously-developed land may occur in both built-up and rural settings, but note that while the Plan seeks to encourage the re-use of previously developed land, all policies of the development plan are still relevant, including Mendip District Local Plan Policy S1 which strictly controls development in the countryside.

The definition excludes land and buildings that are currently in use for agricultural or forestry purposes, and land in built-up areas which has not been developed previously (e.g. parks, recreation grounds, and allotments - even though these areas may contain certain urban features such as paths, pavilions and other buildings). Also excluded is land that was previously developed but where the remains of any structure or activity have blended into the landscape in the process of time (to the extent that it can reasonably be considered as part of the natural surroundings), and where there is a clear reason that could outweigh the re-use of the site - such as its contribution to nature conservation - or it has subsequently been put to an amenity use and cannot be regarded as requiring redevelopment. (PPG3, Annex C).

PROPOSALS MAP

A map which illustrates each of the detailed policies and proposals in the written statement of a local plan, defining sites for particular developments or land uses and the areas to which policies of the plan will apply.

RAMSAR SITE

Protected wetlands of international importance, listed by the Secretary of State, as required by all member states of the European Union under the Ramsar Convention. Ramsar Sites are also classified as Sites of Special Scientific Interest.

REGIONALLY IMPORTANT GEOLOGICAL/GEOMORPHOLOGICAL SITE (RIGS)

Sites identified by local conservation groups as important for their geological or geomorphological interest but which are not of sufficient interest to justify statutory designation as a Site of Special Scientific Interest.

REGIONAL PLANNING GUIDANCE

Strategic policy framework for a region (e.g. the South West) currently issued by the Government and used to guide the preparation of Structure Plans.

RENEWABLE ENERGY

Energy flows that occur naturally and repeatedly in the environment - energy from the sun, the wind and water. Also heat from within the earth itself, or from plant material. Combustible or digestible waste materials are also regarded as renewable sources of energy.

RETAIL CAPACITY

A centre’s potential to absorb additional retail floorspace without detriment to the turnover of existing retailing.

SCHEDULED ANCIENT MONUMENT (SAM)

A site of national archaeological importance within which protection is afforded to the archaeological interest. Sites are designated by English Heritage.

SCOPING

The initial identification of the range of issues to be considered, with an eye to concentrating on the more important ones.

SITE OF SPECIAL SCIENTIFIC INTEREST

A site of national importance for wildlife within which statutory protection is afforded to ecological or geological features. Sites are designated by English Nature.

SITES AND MONUMENTS RECORD

A record of archaeological sites of local importance kept by the County Archaeologist and available for inspection.

SPECIAL AREA OF CONSERVATION (SAC)

A site of international importance within which the habitat of natural species, and species listed under Annexes I and II of the European Habitats Directive, are protected. Also classified as Sites of Special Scientific Interest.

SPECIALITY SHOPPING

Retailers concentrating on particular market niches typically serving tourist or enthusiast markets.

SPECIAL LANDSCAPE FEATURE

See paragraph 7.27

SPECIAL PROTECTION AREA (SPA)

A site of international importance within which the habitat of birds listed under Annex 1 of the European Bird Directive is sought. Also classified as Sites of Special Scientific Interest.

STRUCTURE PLAN

Prepared by a County Council, provides a strategic framework for Local Plans and forms part of the Development Plan. See paragraph 1.15.

SUPPLEMENTARY PLANNING GUIDANCE

Planning Guidance which supplements the policies and proposals of the development plan, giving more detailed advice on a particular topic or site. It does not have the same status as a development plan but the local planning authority will take it into account as a material consideration.

SUSTAINABLE DEVELOPMENT

See paragraph 3.4.

TOWN STUDIES

Studies of transport issues being undertaken by WS Atkins on behalf of Somerset County Council in each Town in Mendip, to devise an sustainable transport strategy for the Town and taking account of future land use changes.

TRAFFIC CALMING/MANAGEMENT

Measures to control and alleviate traffic problems, including parking regulations and orders and restrictions affecting the movements of vehicles, in order to improve conditions for people on foot and cyclists, and to help reduce the dominance of the private motor car, or to improve traffic flows.

TREE PRESERVATION ORDER

An order made by the Local Planning Authority under the Town and Country Planning Act 1990 to protect a specific tree or group of trees against felling, lopping, topping or other damage.

VILLAGE DESIGN STATEMENT

A study highlighting the special qualities and features that create particular local character of a settlement. Usually prepared by local communities and adopted by the local planning authority as Supplementary Planning Guidance and used to assess whether new development would be in keeping with a village’s character and appearance.

WASTE LOCAL PLAN

Prepared by a County Council, it contains policies and proposals for the treatment and deposit of waste and is part of the Development Plan.

ACCESS AND MOVEMENT

access

access on foot, bybicycle and public transport

accessibility and availability

bridle paths, development affecting

car parks

cycle paths, development affecting

cycle paths, proposed

footpaths, development affecting

former transport corridor

major travel generating development

multipurpose trips, encouragement of

new roads

pedestrian paths, proposed

planning brief, requirement of proposals

• park and walk car park at Palace Farm, Wells

• pedestrian link at Commercial Road, Shepton Mallet

• pedestrian link at Farm Road, Street

• railway use at Garsdale, Frome

• transport interchangeproposed at Princes Road, Wells

public rights of way

vehicle parking provision for new development

ADVERTISEMENTS

control of

shop front and office front design

AGRICULTURE

agricultural and forestry worker accommodation

diversification

farm shops

AIR QUALITY

development creating or contributing to air pollution

ARCHAEOLOGY

areas of high archaeological potential

locally important sites

nationally important archaeological remains

treatment of remains and access and interpretation of archaeological sites

BUILDINGS

agriculture and forestry workers

design

farm diversification

re-use and adaptation of rural buildings

CARNIVAL CLUBS

sites for

CEMETERIES

proposals,

• extension, Frome

• extension, Glastonbury

• extension, Wells

woodland burial provision

CONSERVATION

archaeology

areas

areas of outstanding natural beauty

county wildlife sites

floodplains

greenbelt

groundwater source protection areas

historic landscape

landscape protection

listed buildings

listed parks and gardens

local nature reserve

nature conservation

outside designated areas

protected species

regionally important geological/geomorphological sites

sites of international importance

sites of national importance

special landscape features

water, surface runoff

watercourses

CONSERVATION AREAS

alterations to buildings in

change of use of buildings in

demolition in

description

development in

CONTAMINATED LAND

development on or near

DERELICT OR UNDER USED LAND

re-use of previously developed land

development on or near contaminated land

DESIGN

advertisements

amenity

energy conservation

lighting

public art

quality

shop and office front

strategy

EDUCATION

proposals,

• Frome

• Street and Walton

Provision arising from residential development

EMPLOYMENT

development

existing generating uses, expansion of

land provision

monitoring the local plan’s effectiveness

proposals

• Frome

• Glastonbury

• Shepton Mallet

• Street and Walton

• Wells

protecting sites

strategy/objectives

ENERGY

biomass

conservation of

renewable

GREEN BELT

development in

GYPSIES AND OTHER TRAVELLING PEOPLE

long term (residential) sites

short term (transit) sites

travelling showpeople

HAZARDOUS INSTALLATION

development of

development near

HOUSING

affordable

development principals

education provision

effective use of land

monitoring local plan effectiveness

multiple occupation

proposals,

• Frome

• Glastonbury

• Shepton Mallet

• Street and Walton

• Wells

• Evercreech

recreation space and facilities for new development

residential accommodation above shops and offices

re-use and adaptation of rural buildings

small neighbourhood shops for new development

INFRASTRUCTURE

off site

sewerage treatment works, development near

LAND

agricultural, protection of

contaminated

effective use of

greenbelt

previously developed

LANDSCAPE

character areas

design

safeguarding

LEISURE

equestrian activity

formal countryside leisure

informal recreation in the countryside, access to

playing pitch provision

recreation

• space and facilities for new development

• protection of formal and informal spaces

proposals

• Frome

• Glastonbury

• Wells

• Evercreech

• Leigh on Mendip

LIGHT POLLUTION

outdoor lighting/floodlighting

LISTED BUILDINGS

alterations to

changes of use

demolition

development affecting the setting of

NOISE

generating development

sensitive development

OPEN SPACES

Protection of

PLANNING BRIEFS

proposed development site in local plan

requirement of

RETAILING

food and drink

ground floor uses

monitoring the local plan’s effectiveness

neighbourhood shops

• and village convenience shops

• for new residential development

• village shops and community facilities, retention of

proposals,

• Frome

• Glastonbury

• Shepton Mallet

• Street and Walton

• Wells

residential accommodation above shops

shop front design and advertisements

town centre uses

SMELL

Sewerage treatment works, development near

TELECOMMUNICATIONS

development requiring planning permission

prior approval of

TOWN CENTRES

effective use of land

food and drink

ground floors

residential accommodation above shops and offices

shop front and office front design and advertisement

VILLAGES

convenience shops

employment development

residential development

settlement policy

spatial strategy

WATER

floodplains

groundwater source protection areas

surface water runoff

watercourses

Sheet 1 Frome Area (Shepton Mallet Area on reverse) Shepton Mallet Area Glastonbury and Street Area (Wells Area on reverse)

Sheet 2 Wells Area

Inset 1 Frome (Frome Town Centre on reverse)

Inset 2 Frome Town Centre

Inset 3 Glastonbury (Street and Walton insets on reverse)

Inset 4 Glastonbury Town Centre

Inset 5 Street and Walton

Inset 6 Street Town Centre

Inset 7 Shepton Mallet (Wells inset on reverse)

Inset 8 Shepton Mallet Town Centre

Inset 9 Wells

Inset 10 Wells City Centre

Inset 11 Baltonsborough

Inset 12 Batcombe

Inset 13 Beckington

Inset 14 Binegar

Inset 15 Buckland Dinham

Inset 16 Butleigh

Inset 17 Chantry

Inset 18 Chewton Mendip

Inset 19 Chilcompton (north)

Inset 20 Chilcompton (south)

Inset 21 Coleford (north)

Inset 22 Coleford (south)

Inset 23 Coxley

Inset 24 Coxley Wick & Upper Coxley

Inset 25 Cranmore

Inset 26 Croscombe

Inset 27 Dinder

Inset 28 Ditcheat

Inset 29 Doulting

Inset 30 Draycott

Inset 31 Dulcote

Inset 32 East Horrington

Inset 33 East Lydford

Inset 34 Easton

Inset 35 Evercreech (Rural Centre)

Inset 36 Faulkland

Inset 37 Great Elm

Inset 38 Gurney Slade

Inset 39 &40 Henton & Bleadney

Inset 41 Holcombe

Inset 42 Kilmersdon

Inset 43 Lamyatt

Inset 44 Leigh on Mendip

Inset 45 Litton

Inset 46 Meare

Inset 47 Mells

Inset 48 North Wootton

Inset 49 Norton St Philip

Inset 50 Nunney

Inset 51 Oakhill

Inset 52 Pilton

Inset 53 Priddy

Inset 54 Rode

Inset 55 Rodney Stoke

Inset 56 Stoke St Michael

Inset 57 Ston Easton

Inset 58 Stratton on the Fosse

Inset 59 Trudoxhill

Inset 60 Upton Noble

Inset 61 Wanstrow

Inset 62 Westbury Sub Mendip

Inset 63 Westhay

Inset 64 West Horrington

Inset 65 West Lydford

Inset 66 West Pennard

Inset 67 Witham Friary

Inset 68 Wookey

Inset 69 Wookey Hole

Inset relating to that part of Norton which falls within Mendip District

Inset 70 Norton Radstock

This statement, known as a Regulation 10(3) statement because a local planning authority putting a draft local plan on Deposit is required to prepare it by section 10(3) of the Town and Country Planning (Development Plan) Regulations 1991, sets out details of the consultations the District Council has had with people and organisations in preparing the Deposit Draft Plan.

In preparing the Draft of the Mendip District Local Plan, Mendip District Council has undertaken more extensive consultations, and has consulted at an earlier stage in the plan preparation process, than it has ever done before. It has tried hard to involve local people, to listen to what they have had to say, and to incorporate those comments in the Draft Plan.

The Council is pleased that many of the innovations it has adopted now appear in new draft national guidance for the preparation of local plans (Modernising Planning - Improving arrangements for the delivery of local plans and unitary development plans, Department of Environment, Transport and Regions March 1998). An example of this is abandoning the production of a Consultation Draft of the Plan, on which people were invited to give their views, and replacing this with a process of trying to establish people’s views before preparing the Draft.

A list of consultees appears in Appendix 1 A. Some of these are ‘Statutory’, i.e. organisations the Council is obliged by law to consult. Others are organisations which the Council has consulted because it believes they may have an interest in local planning issues.

Each of these organisations has been informed of publication of the two Consultation Papers and of our further consultations on possible development sites. Those which were expected to have specific contributions to make were automatically sent copies of these documents.

Some organisations have been involved in detailed discussions with the Council on issues of particular interest to them. A number attended a roundtable session held at the beginning of the process to identify important issues. Some have also assisted with environmental appraisal at various stages.

We have involved local Councils at every stage of the process. To facilitate discussion between officers and local Councils, an officers is nominated as the point of contact for all planning policy issues for each Council.

Town Councils (Frome, Glastonbury and Shepton Mallet), Street Parish Council and Wells City Council have been consulted at each main stage in advance of recommendations being made to the appropriate District Council Committee. This has usually been achieved by a presentation to the Council or its appropriate Committee/Sub-Committee. Where suggested development sites have been under consideration which were partly in adjoining parishes, representatives of those Parishes have been invited to those meetings.

All local Parish Councils have been kept informed of progress and invited to contribute through individual letters, through items in the Council’s monthly Parish Council Information Bulletin and through Planning Seminars which are held for Parish Councils approximately every three months. Presentations have been made to those Councils, or meetings attended, on request.

Mendip District Council, together with Somerset County Council and the relevant Parish/Town/City Councils, have established task forces and partnerships in each of the five Towns as well as one covering the East Mendip rural area. These have been set up to provide a forum for debating, and attempting to achieve consensus on, issues facing local communities. Apart from local authorities, membership is generally drawn from all organisations active in the Towns/rural area as well as interested individuals.

Again, these organisations have been involved at each stage of the process, generally by attending meetings of the task force/partnership to update them on progress.

Each of the specific consultation exercises referred to below has been publicised by press releases, which have generally resulted in coverage in local newspapers circulating in the locality, in addition to any specific publicity described.

This exercise broke new ground in the Council’s approach to Plan making. The paper itself was the product of extensive consultation with Town and Parish Councils and with other interested organisations. There was a very positive response to the approach of asking local people for their views before preparing a Draft Plan, rather than asking for comments on a Draft prepared without prior public involvement.

The approach enabled the Council to provide people with information to make informed judgements. We concluded that many people are eager to make a contribution when provided with adequate information on which to base their comments, and if they feel that their views will be properly considered by the Council.

A leaflet was delivered by Royal Mail to every address in the District. This set out:

• The purpose of a Local Plan

• Preparation Process

• Guiding principles

• Main Issues

• Suggested proposals for individual towns

• Exhibition Venues and Dates

• How to Make Comments.

Exhibitions were held over 15 days at 10 venues across the District - in the five Towns plus Chilcompton, Coleford, Draycott, Evercreech and Norton St Philip. These were selected as the larger settlements and to give a good geographical spread. As an experiment in taking the exhibition to a wider audience, it was set up in the indoor market in Crispin Hall, Street on two days.

The exhibition was attended by 2,000 people. Over 350 written comments were received from local residents, parish and town councils, Statutory Consultees and other interested organisations.

A further Consultation paper was published in November 96. This put forward suggested proposals to meet development needs to 2011 following a decision to extend the time period covered by the Plan on the advice of Government Office for the South West. The paper was prepared in accordance with the Somerset Structure Plan as it then stood (the Consultation Draft Structure Plan of February 1995).

An eight page special edition of the Council’s regular newspaper ‘Mendip People’ was devoted to the Consultation exercise. Again, this was delivered to every address in the District. Comments were requested by January 31st, allowing 9-11 weeks depending on the delivery date of Mendip People.

A series of exhibitions was held in each of the five main Towns and in Walton on 16 days during late November and early December. As an extension of the earlier attempt to present the exhibition to a wider audience, it was taken to supermarket foyers in Frome and Street, to the leisure centre foyer in Wells, to the Town Centre Office in Shepton Mallet (on the town’s Christmas Shopping Extravaganza Saturday) and again to the indoor market in Street. This was highly successful in enabling the team to discuss the issues with people who would not normally visit traditional venues. Most of these venues were also closer to the sites being suggested for development than the usual town centre locations, which were also used.

Almost 600 written responses were received in response to this exercise.

The consultations on the November 1996 Consultation Paper were largely town based, because the draft strategy established for the Plan effectively pointed to the location of most new development in the main centres of population. To find out exactly what local people wished to see happen in rural areas, we undertook a series of some 24 Village Planning Days.

The days were publicised through Parish Councils, local newsletters, advertising in local shops, pubs and other public places, and in some cases direct leafleting of households.

The exercise aimed to produce a community vision of the future of each village, and was structured around a series of exercises asking people to think about how the village could develop and the pressures it was likely to experience. The exercise was developed with advice from Rose Associates who specialise in community visioning and consensus building.

87 villages and hamlets were covered by the exercise and 2000 people attended in total.

A record was made of the results of each exercise and this was circulated (as a booklet) to Parish Council and local residents.

The exercise was very successful in getting local residents to think creatively about the future of their settlement and generating discussion. It attracted many people who would not have attended a traditional exhibition and provided a picture, based on a high degree of consensus, of residents wishes for each settlement. The vast majority of those who attended enjoyed participating, and felt that they had been able to make a worthwhile contribution.

In November 1997, further consultations were carried out to ascertain peoples view on some potential sites which had not previously been suggested. These sites were either put forward by respondents to the previous consultation exercise, or were the result of further research including a full re-assessment of opportunities for re-development of brownfield sites.

This time, a four page centre supplement was inserted in a normal issue of ‘Mendip People’. This was again delivered to every address in the District. Displays were mounted in libraries in each town for at least three weeks during the consultation period.

Comments were requested by 24th December, allowing at least six weeks from delivery of ‘Mendip People’ for these to be made.

Written response to this exercise was less than to the last, with only 150 letters received, reflecting a more general level of acceptance of the sites being put forward.

A number of other areas of work in which the community is being involved have also fed into the process of preparing the plan. These include:

• Somerset County Council’s Town Transport Studies of transport issues in each of the main Towns and surrounding area;

• The Council’s draft Transport and Leisure Strategies;

• Preparation of planning briefs for individual sites such as Morlands in Glastonbury, various sites in west Wells, and in Frome, Garsdale

Making Information Available to Local People

Throughout the Plan preparation process, copies of all relevant material have been held in public libraries throughout the District, as well as being made available at our offices in Shepton Mallet. In addition, similar information has been available at Council Information Points (jointly maintained with Somerset County Council) in the District’s main Towns.

To ensure a corporate approach the Draft Plan within the Council, an Officer Advisory Group was established in November 1993 to enable officers representing all relevant activities to contribute to plan preparation, and also as a mechanism for informing them of progress.

The Officer Advisory Group consists of officers from Arts and Leisure, Community Initiatives, Conservation and Design, Development Control, Economic Development and Tourism, Environmental Services, Environmental Health, the Housing Client Unit and the Communications Manager.

The group has met regularly to review progress, discuss issues arising, and advise on future work and content.

Committees and Sub-Committees have considered the Plan on a number of occasions, whenever decisions have been needed on the content of documents to be made publicly available or on the content of the Draft Plan itself. In addition to normal consideration by the responsible Committee, the Draft Plan was considered by all service Committees before being agreed for publication by the Environment Committee.

A series of seminars were also held during the early stages of preparation, to inform Members of the nature of the process, and to enable Members to discuss issues and contribute to the preparation of the Plan. May 1998

The following organisations have been consulted during the process of preparing the Deposit Draft of the Mendip District Local Plan:

Statutory Consultees which the District Council is obliged to consult under Regulation 10(1) of the Town and Country Planning (Development Plan) Regulations 1991:

• The Secretary of State for the Environment, Transport and the Regions (through Government Office for the South West); • The County Council for the area : Somerset County Council; • Adjoining Local Planning Authorities : Bath and North East Somerset District Council, North Somerset District Council, Salisbury District Council, Sedgemoor District Council, South Somerset District Council, West Wiltshire District Council and Wiltshire County Council; • Parish Councils within the Plan area : Ashwick Parish Council, Baltonsborough Parish Council, Batcombe Parish Council, Beckington Parish Council, Berkley Parish Council, Binegar Parish Council, Buckland Dinham Parish Council, Butleigh Parish Council, Chewton Mendip Parish Council, Chilcompton Parish Council, Coleford Parish Council, Cranmore Parish Council, Croscombe Parish Council, Ditcheat Parish Council, Doulting Parish Council, East Pennard Parish Council, Evercreech Parish Council, Frome Town Council, Glastonbury Town Council, Godney Parish Council, Great Elm Parish Council, Hemington Parish Council, Holcombe Parish Council, Kilmersdon Parish Council, Leigh on Mendip Parish Council, Litton Parish Council, Lydford on Fosse Parish Council, Meare Parish Council, Mells Parish Council, North Wootton Parish Council, Norton St. Philip Parish Council, Nunney Parish Council, Pilton Parish Council, Priddy Parish Council, Rode Parish Council, Rodney Stoke Parish Council, Selwood Parish Council, Shepton Mallet Town Council, St. Cuthberts Out Parish Council, Ston Easton Parish Council, Stratton on the Fosse Parish Council, Street Parish Council, Trudoxhill Parish Council, Upton Noble Parish Council, Walton Parish Council, Wanstrow Parish Council, Wells City Council, West Pennard Parish Council, Westbury sub Mendip Parish Council, Whatley Parish Council, Witham Friary Parish Council and Wookey Parish Council;

• The National Rivers Authority (the Environment Agency); • The Countryside Commission and the Nature Conservancy Council for England (English Nature); • The Historic Buildings and Monuments Commission for England (English Heritage)

The following additional organisations have also been consulted :

Avalon NHS Trust

Avon and Somerset Constabulary

Bristol Water Company

British Gas Plc

British Gas Properties

British Gas Transco

British Horse Society

British Rail Property Board

British Telecom

Cable & Wireless

Cellnet

Church Commissioners

Civic Trust

Civil Aviation Authority

Community Council for Somerset

Crown Estate Commissioners

Department of Education & Science

Department of Employment

Department of Trade and Industry

East Somerset NHS Trust

Equal Opportunities Commission

Farmers Wildlife Advisory Group

First Badgerline plc

The Forestry Authority

Frome & District Chamber of Commerce

Frome & District Civic Society

The Garden History Society

Glastonbury & Dist. Chamber of Commerce

Health and Safety Executive

Highways Agency

Home Office

House Builders Federation

Housing Corporation

Mendip Access Group

Mendip Society

Ministry of Agriculture, Fishery and Food

Ministry of Defence

National Farmers Union

National Radiological Protection Board

Orange Communications

Post Office Headquarters

Railtrack Property

Royal Society for the Protection of Birds

Rural Development Commission

Shepton Mallet Chamber Of Commerce

Somerset Association of Local Councils

Somerset Community Health Council

Somerset Fire Brigade

Somerset Health Authority

Somerset Playing Fields Association

Somerset Wildlife Trust

South West Regional Health Authority

South Wales & West Railway

South Western Electricity

Street Chamber of Commerce

S W Council for Sport and Recreation

Taunton & Somerset NHS Trust

Upper Brue Internal Drainage Board

Victorian Society

Vodaphone Ltd

Wells Chamber of Commerce

Wells Civic Society

Wessex Water

West Country Tourist Board

West Somerset District Council

Wiltshire Health Care NHS Trust

In achieving our Vision, Mendip District Council will provide relevant, responsive local governance which addresses local needs in an effective and efficient manner. Our approach will be open and transparent, having due regard to equal opportunities and the opportunities and benefits to be realised through innovative and flexible partnership working.

We will work towards creating a vibrant local economy, that gives access to satisfying and rewarding paid and voluntary work, and maximises access to skills and knowledge, thus enabling everyone to play a full part in society.

We will work towards meeting local needs, protecting health, empowering the community to participate in decisions, valuing local distinctiveness, enabling access to facilities, goods and services, and encouraging opportunities for culture, leisure and recreational activities.

In providing well managed services, that meet the needs of the Mendip communities, we will endeavour to use resources efficiently, minimise waste and pollution, and protect and value the diversity of nature.

To support us, and to provide a clear focus to our values under which we provide services, we have developed 14 Strategic Aims. These are intended to provide the framework within which all of our services are provided.

These Strategic Aims are as follows:

A landscape characterisation was carried out for the whole of the District. This identifies a series of character areas and provides a thumbnail sketch of the qualities of each. This is intended as a guide to the characteristics which give each area its distinctiveness. Other features may be important locally. The character areas are shown on the proposals map, but are a broad brush designation. The boundaries of each area are not clear cut and the characteristics of the landscape will change gradually from one area to another. The characterisation is intended as a tool to be used in assessing the impact of a development on the landscape. The other policies of the plan will be important in determining whether a development is appropriate in a location.

A brief description of each landscape character area, setting out those features which define its character, is set out below. More detailed descriptions can be found in "Landscape Assessment of Mendip District" May 1997, prepared for Mendip District Council by Chris Blandford Associates.

The landscape characterisation is divided into 8 main divisions, with more detailed sub divisions in each.

The Central Mendip Hills Black Down and the Northern Slopes; Abrupt junction with plateau, spectacular views, contrast between downs and cultivated land, wild healthland character of downs, steep hedged pasture contrasting with drystone walls of plateau.

Harptree-Chewton Edge; Irregular, gentle slopes, springs, wet depressions and ponds, scattered small woodlands and scrub patches, winding lanes, scattered settlement, small irregular fields, hedges, patches of drystone walling, gruffy ground, mining, lynchets and small parklands.

The Mendip Plateau; Drystone walls, sparse settlement, long views, little surface water, straight roads, gruffy ground, rough pasture, small beech and conifer plantations and shelter belts, rectilinear field pattern, prehistoric ritual landscape, gently undulating landform, openness and remoteness swallets and closed depressions, ash pollards.

The Draycott-Westbury Slopes; Woodlands and downlands, small irregular fields in complex patterns, overgrown hedges, winding lanes and trackways, complex ancient settlement pattern, varied skyline with hillforts.

The Strawberry Belt; Many small rectangular fields with glassshouses and market gardening, abandoned plots, dramatic views across the levels, small conglomerate built villages, historic links with levels, slopes and plateau.

Ebbor Gorge and the Upper Axe; Intricate landform with deep valleys, woodland and grassland, caves with archaeological interest, old mining sites, estate villages.

The Wells Bowl; Setting of Wells, bowl-shaped landform, steep wooded coombes, parkland, springs, deserted settlements, hamlets and small villages on slopes, some large fields, hedges with drystone walls higher up, scattered hedgerow trees and parkland planting.

The East Mendip Hills Cranmore Ridge and Slopes; Prominent ridge, conifer plantations, rectilinear fields on ridge, ridgeline barrows, wide views, gentle sideslopes, irregular fields on slopes, frequent trees on slopes, abandoned quarries.

Sheppey Valley; Attractive stone villages, steep sided valley opening out to the west, disused mills and evidence of cloth industry, parkland character, tree cover, frequent woodland.

Northern and Eastern Farmlands; Very gentle slopes, well-tended hedgerows, openness, scattered hedgerow trees, major parklands, irregular field pattern, local area of drystone walling, large post-medieval farms, frequent arable land use.

Somer Valley; Contrasting field pattern, neglected urban fringe patches, attractive village cores, sprawling settlement.