5.1 The five principal centres of the district are vibrant places with their own roles and characteristics. Each performs a traditional market town role in meeting the typical everyday needs of local people in terms of homes, jobs, cultural attractions and community facilities. However, in preparing this Local Plan it was clear that they each face a range of specific issues which generic policies would not be capable of articulating.
5.2 The following parts of this section each explore in more detail issues facing each of the towns which have been distilled from a series of longer documents specifically exploring issues in each place.11
5.3 Following these summaries, a vision statement for each place is set out drawing on the views which local people had about the future of their towns. In light of these vision statements, delivery policies for each town are then set out alongside illustrative key diagrams which indicate what types of new development are promoted, areas of land earmarked for development and key projects.
5.4 The proposals are itemised in an Infrastructure Delivery Plan which accompanies this Local Plan. This sets out who, what and how proposals and supporting infrastructure will be delivered by a range of public, private and voluntary interests.
5.5 Frome is the largest town in Mendip with a population of approximately 27,000. Due to its location on the eastern edge of the district it has a strong functional relationship with Bath and the towns of west Wiltshire. It also has a large rural area to its south and west which looks to the town for a range of needs. This geographical position has led to the town, in more recent times performing, to some degree, a dormitory role whereby workers live in Frome but travel elsewhere to work, particularly to Bath. There are reciprocal movements of workers into the town. However, workforce supply data set out in Table 1a confirms that the workforce outnumbers the amount of local jobs available. In response to this the agreed approach has been to improve the self containment of the town. This would be achieved through limiting the amount of housing and maximising projected economic development.
5.6 The River Frome runs through the town and consultation responses indicated that local people see the river corridor as an underutilised resource for recreation, wildlife and as an informal transport corridor for walking and cycling. In terms of wider open space, there are good overall levels of provision of open and play space, spread evenly across the town, but there are deficiencies in strategic and neighbourhood park provision. Around 8 hectares of open space will need to be provided over the plan period to readdress these deficiencies and provide for the needs of the forecast increase in population. There will also be a replacement/refurbished leisure centre accommodated in Frome over the life of the plan.
The level of new housing development to be directed to Frome is around 2,300 homes. If projected job growth is secured, this level of development will make inroads into the identified workforce imbalance. Restricting housing supply further, as proposed under alternative options, was considered to have a short term negative impact by creating more pressure on the local housing market. This may still be an outcome, which in turn could affect the ability to stimulate economic activity. Hence, to address this contingency land is identified and able to be released if needed. Around 1,700 homes can be delivered on brownfield land therefore there will be a need for a site or sites to deliver 400-600 homes. Land at Southfield Farm, as allocated under the last Local Plan, continues to represent the most appropriate location for new development. As indicated above, contingency land to the south of The Mount represents the next best location if housing supply cannot be maintained. |
5.7 As a centre, Frome offers a good range of services and shopping. There is a strong independent retailing sector based within distinctive shopping streets in the town centre. Views indicated that a few more national retailers would help to limit travel to other towns, particularly Bath, for certain goods. There is some retail warehousing and two supermarkets on the periphery of the town. The aesthetic quality of the main shopping areas is considered to be poor. However, the Saxonvale area on the eastern side of the centre – including Kingsway, and emerging longer term plans for the existing Westway Centre, provide opportunities to sensitively improve the range of national retailers, particularly in terms of fashions. Both also offer opportunities to better integrate the river as a more prominent feature in the town centre and create opportunities for associated public realm improvements. Frome is also known for its thriving creative sector underlined by the presence of two theatres, a cinema, a concert venue and a centre for contemporary arts and crafts. There is good reason to support the growth of businesses emerging in this sector. However, consultation highlighted that the evening economy - in terms of restaurants, social activity and leisure uses - is underdeveloped and thus could be viewed as an opportunity that town centre redevelopment could help to address.
5.8 As stated above, the biggest challenge the town faces in the next 20 years is to reduce the outflow of workers from the town by providing more jobs locally. The number of new jobs in the town is predicted to rise by around 2,700 (based on a moderate projection) and this level must be seen as a minimum if the town is to start reducing the level of out commuting it experiences. Those sectors which are predicted to grow are Business Services, Retailing and Health. Whilst Commerce Park, a major employment area to the north east of the town offers a good supply of new serviced land for a wide range of uses, there is a need for smaller sites to emerge within the town (particularly around the town centre) which can offer office and studio type space. Demands for this space can be expected from Professional, Information Technology and Arts based activities. The Frome Neighbourhood Plan is considering measures to ensure that employment space is re-provided through mixed use development of underutilised sites which this plan encourages within Development Policy 20.
5.9 Frome operates a three tier education system and it is anticipated that over the plan period there will be a requirement for a further two primary schools and a need for additional secondary provision. However, if the town moves from a three tier to a two tier system this is likely to require further new provision to deliver a wider curriculum. The Southfield Farm/Wallbridge development area includes an obligation to deliver one of the new schools. The Council will work with the Local Education Authority to deliver a second new school to address projected needs that are expected to arise in the latter part of the plan period. In 2012 a proposal for a Steiner School was being advanced and the implications of this on the need for future school places will be factored in and considered through an update to the Infrastructure Delivery Plan. Given the concentration of schools on the southern side of the river, the best location for any new school remains to the north of the town which can address recognised traffic issues across the town associated with the morning school run. The County Council retains a site at Packsaddle that was purchased for this purpose. FETE (Frome Education and Training Enterprise) is a partnership of training providers and other agencies who are working towards creating a permanent facility in the heart of the town as part of the Saxonvale redevelopment. Their current temporary accommodation offers a range of vocational training to improve skills in the local workforce.
5.10 It should be noted that Frome Town Council, with support from the District Council, is bringing forward a formal Neighbourhood Plan. This plan is intended to set out a number of specific policies applicable to applications for development in the town. Many of these policies add specific detail to the proposals set out in Core Policy 6. A further source of guidance for those considering development in the town is the Frome Town Design Statement (TDS) which characterises built up areas of the town.
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Vision In 2029 Frome residents have access to a wider range of jobs locally which has led to a reduction in the level of commuting out of the town. Commerce Park is now fully occupied and additional sites within the existing built up area provide offices and workshop space allowing employees to travel to work without the need to use a car. Having secured a permanent home, the FETE project is contributing to a better skilled local workforce. The improved and extended facilities at Frome College have allowed new teaching specialities (including Further Education courses) to emerge which equip young people with knowledge and skills that are valued by a range of local businesses. Local business is also more confident due to the help and advice now being offered by Business Support enterprises and work hubs. Local people have access to a good range and choice of housing which better reflects their needs rather than the demand from the other parts of the sub-region. The location of most recent housing development has been in the town’s built up area making use of a good supply of previously developed land although in a manner sensitive to the town’s built heritage. Land to the south east of the town was set aside in response to concerns about the intensity of brownfield redevelopment. This land has delivered exemplar development of well designed zero carbon homes and community facilities, including a new school and extensive open space meeting a range of recreation needs. These areas are also well connected to the other parts of the town through well conceived foot and cycle links including crossings of the railway and the river. Within the town centre, the Saxonvale area and the recently completed redevelopment of the Westway Centre now mean that residents and communities nearby meet almost all of their shopping needs in the town, particularly fashions and other high quality goods that people previously travelled to Bath to buy. These redeveloped areas also offer a wider range of restaurants and social venues, including a larger cinema, making Frome an attractive destination for a good night out, whilst a hotel, within easy walking distance of the town centre, provides for guests. The environment of the wider town centre is also improved. As well as new public spaces in the redeveloped shopping areas, the Market Place has been remodelled to favour people over cars so that most drivers choose other routes around the town. These alterations have enabled the market to return to the heart of the town centre and grow in turn drawing in even more shoppers and visitors. Local people now consider the river as an asset to the town. On the river banks around the Market Yard and the Westway Centre, the channel has now been softened and integrated with the redeveloped shopping area to offer a pleasant setting for people to linger, enjoy a bite to eat or meet with friends. The wider river initiative, underpinned by local groups, landowners and public bodies, has seen it emerge as the spine of a well connected open space network which encourages more active lifestyles, travel by foot and bicycle, as well as being wildlife corridors in their own right. More widely, the quality of open spaces in the town has improved through the use of a dedicated fund contributed to by new development schemes. |
Frome is designated as a principal settlement serving a market town role to its wider rural catchment area. During the lifetime of the Local Plan the overarching aim is to improve its self containment. The following developments are proposed:
In addition, the Council will work with partners, landowners and other interests, through the Frome Neighbourhood Plan and other initiatives to:
FROME Key diagram
A graphic representation of the major features, designations and proposals of the Local Plan
© crown copyright and database rights 2014 Ordnance Survey 100019309. Additional Information © Mendip District Council.
Glastonbury
5.11 Glastonbury is the most environmentally constrained town of the district with extensive flood plain to the north, west and south of the town. Development of the town has also been constrained by the topography and landscape quality of Glastonbury Tor and Wearyall Hill.
5.12 Consultation undertaken as part of the further issues and options stage of the Local Plan highlighted the need for appropriate employment premises in Glastonbury to meet the needs of existing and new businesses. Development on the Morlands site has begun with the development of the new Avalon Plastics factory and other units are under development to deliver workshops and small business premises. More space of this latter type is important for a town with a very strong enterprise culture.
5.13 The provision of housing is discussed in the adjacent box. Given the town’s constraints, the level of housing apportioned is set at 1,000 for the period to 2006-2029 – this equates to 45 per year. A significant proportion of this is already built or committed.
In establishing an appropriate housing requirement, the options for housing numbers ranged between around 700 homes and 1,200 homes. At the lower end of the range modest levels of development limit any strong negative impacts on the town and its setting, but positive impacts were also difficult to identify as the levels of development would not generate sufficient critical mass to provide, for example, high levels of affordable housing. A higher level of housing within that range was chosen to satisfy population and strong projected job growth, of which a good deal has already been achieved. Table 7 associated with Core Policy 2 indicates that completions, commitments and brownfield sites can deliver around 800 dwellings without windfall. As a result, Glastonbury may require some greenfield land to be provided. Issues related to this are considered in the text supporting Core Policy 2. |
5.14 Glastonbury is one of the smaller retail centres in the district and mainly caters for local needs and the tourist market. It is dominated by independent shops and traders and its alternative shops are a feature of the town reflecting cultural and spiritual aspects which appeal to tourists and visitors. Residents feel that the independent shops are important to the town and reflect its personality although the latest town centres study suggests that their increasing numbers may be squeezing out more typical retail activity, reducing the overall amenity of the centre to local residents. More arcades and redevelopment of premises on the high street would provide new opportunities for retail business to tap into the trade that the town’s cultural identity draws. Due to its proximity to Wells and the complementary relationship it enjoys with nearby Street the town centre is unlikely to attract significant investment from larger national chains.
5.15 In terms of community infrastructure, the Local Education Authority has confirmed that there is capacity within the town’s primary and secondary schools to accommodate the future development proposed. In respect of open space, the main town park in Glastonbury can be found directly south of the town centre and is accessible from a large proportion of the town and a second park can be found in the south east of the town on Cinnamon Lane. The town also has three amenity spaces and two natural open spaces. There is a lack of open and play space in the northern part of the town where there is no coverage either at a neighbourhood or strategic level. Therefore to address this, along with the increase in population from the proposed new development, 3.7 hectares of new public open space are proposed for Glastonbury. However, the Sustainability Appraisal of the level of housing development has indicated there may be impacts arising from recreational pressure on the protected Somerset Levels and Moors habitat areas. In order to offset this it is essential that additional and appropriately scaled strategic recreation space is made available. A joint initiative involving Street and Walton Parish Councils offers the best means for a comprehensive resolution of this issue.
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Vision Glastonbury by 2029: local people are benefiting from a vibrant, diverse locally-based economy. Home-grown businesses are supported and encouraged and there is a good supply of suitable, affordable premises. The Morlands site is complete and offers a range of jobs. The town has a good range of shops and services that reflects its unique character and role as a local centre. Glastonbury enjoys a complementary relationship with nearby Street which offers a good range of comparison shops. The town's culture, history and distinctiveness provide a special environment for local people and visitors alike. Its tourism potential has been realised and provides those visiting not only a good range of facilities but also a real Glastonbury "experience". The town has a range of adaptable community and leisure facilities offering a more diverse range of activities for all ages. There is an excellent network of cycle paths and footpaths that allow easy, safe access in and around the town along with connections to the surrounding rural area and the Somerset Levels. All the allotments in the town are being used to their full potential. Brownfield land has been effectively used to ensure no further encroachment onto the floodplain. It has been sensitively used to ensure that the town does not feel "over developed". |
Glastonbury is designated as a principal settlement serving a market town role to a wider rural catchment and, drawing on its historical and cultural connections, stimulates tourism in the area. During the lifetime of the Local Plan the overarching aim is to accommodate new development within the town and coordinate new development, given limited availability of unconstrained land, with that taking place in nearby Street. The following developments are proposed:
In addition, the Council will work with partners, landowners and other interests to
A graphic representation of the major features, designations
and proposals of the Local Plan 
© crown copyright and database rights 2014 Ordnance Survey 100019309. Additional Information © Mendip District Council.
5.16 The village of Street is the second largest settlement in the district with a population of just over 11,000 people. Despite its status as a village, it operates as a market town and provides similar services and facilities as the other market towns in Mendip. However, its attraction extends beyond this with the Clarks Village retail development attracting shoppers from well beyond Mendip District’s boundaries.
5.17 The economy of Street was formerly based around shoe making, with the Clarks’ brand being synonymous with the town. This has declined since the 1980s having a considerable effect on the local economy. Clarks’ business in Street is now based at its Houndwood headquarters, from which significant stock storage and distribution is coordinated. During the 1990s the former Clarks’ premises were regenerated and Clarks Village, an outlet shopping centre, was created. This has become popular as a sub-regional shopping destination, employs a large number of local people and provides a good range of comparison goods for residents of Street and nearby Glastonbury. When originally opened Clarks Village was seen to have a detrimental effect on High Street trade. However, a town centre assessment undertaken in early 2010 suggests that the extended area and links through to the High Street arising from it have better integrated the two shopping areas. Whilst the vibrancy of shopping activity has returned, consultation and the Town Centres assessment suggest that opportunities exist to improve food, drink and evening uses in the vicinity of the High Street. As the factory outlet model has grown in popularity across the country, Clarks Village has had to find ways in which to respond to this growing competition and meet the expectations from shoppers travelling from further afield. In particular, modern factory outlet centres rely on a strong and high quality food and drink offer alongside discounted shopping. Therefore additional development of such uses up to a maximum of 25% of the overall (gross) floorspace of Clarks Village will be permitted where these would also be accessible to visitors and residents of the wider town centre. This will ensure the future sustainability of Clarks Village as well as providing an improved night time economy.
In determining an appropriate housing requirement, Street is a net importer of employees and this generates travel into the town although not to the extreme observed in Frome. Household growth is predicted to generate needs for around 1,100 new homes. In order to improve the self containment of Street, it is considered that housing growth should be in excess of this figure at 1,300 homes. Alongside the self containment point, further demand can be expected from the Hinkley Point nuclear development workforce as well as pressure that will arise from the restraint on new development – imposed by landscape and environmental constraints - at nearby Glastonbury. Around 800 new homes have been delivered in Street or granted consent by 31st March 2013. Depending on windfall this leaves a deficit of around 400-500 homes over the plan period that will need to be delivered on greenfield land on the edge of the town. The Sustainability Appraisal process indicates that the most advantageous direction for growth is to the west of the village on land within the parish of Walton. Development in this area would more readily deliver some of the outcomes identified for Street, notably affordable housing and new strategic open space. However, given the proximity of this area to the village of Walton, a key consideration in master planning for the site will be to prevent the coalescence of the two settlements and ensuring that residents of Walton also benefit from the nearby development. |
5.18 Along with education, retailing and distribution activities dominate the local economy. Other sectors are represented in the village, but are generally small in scale. As a result the economic base is relatively narrow and, in the coming few years – with controls over public spending and a likely fall in consumer spending – job growth is predicted to be the lowest of any of the Mendip towns. Development at the Street Business Park may see greater diversification of activity meaning that current pessimistic economic projections are bettered. A key challenge for the village is to develop other business sectors.
5.19 Strode College, Crispin School and Millfield School are all located within the town. The expansion of the town by 1,300 new homes will also give rise to the need for a new 14 class primary school.
5.20 In terms of open space and play space there is an issue in Street in terms of accessibility. The main gap in provision at a neighbourhood level relates to the west of the town. Approximately 7 hectares of open space will need to be provided in order to meet the needs of the growing population arising from the level of development in the plan period. However, the Sustainability Appraisal of the level of housing development has indicated there may be impacts arising from recreational pressure on the protected Somerset Levels and Moors habitat areas. In order to offset this it is essential that additional and appropriately scaled strategic recreation space is made available. A joint initiative involving Glastonbury Town Council and Walton Parish Council offers the best means for a comprehensive resolution of this issue.
5.21 In light of concerns about the volume of traffic travelling through Walton and road safety concerns at Ashcott, Somerset County Council identified a route for a potential bypass. The likelihood of Government funding being made available for this is likely to be limited in the short to medium term. However any loss of key parts of the route, notably on the western side of Street, will undermine the integrity of the route and as a result the Policies Map contains the route corridor for potential future use.
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Vision By 2029 Street is renowned for the quality of its education. Strode College offers a wide range of courses and acts as a hub of education within the county. A new primary school has been provided to meet the growing educational needs of Street. The fields and open spaces within the village, that are so fundamental to its character and valued by local people, are extensively used. An extension to the village provides new homes, jobs, a primary school and playing pitch provision and facilities. This high quality environment includes multifunctional green spaces and networks, including natural green spaces. Street has a diverse economy with a good supply of employment land and a range of quality office space in suitable locations within the town centre. This has led to the village retaining more of its home-grown businesses as appropriate accommodation is now available. The High Street has emerged as one of the most stable in the district, the shops are fully occupied and a better convenience retail offer is available. The town centre environment is attractive and pedestrian friendly and public spaces are often used for events and the centre has an improved leisure offer in the form of places to eat, drink and socialise. Crispin Hall has undergone extensive renovations now operates as a multi-functional community space for the whole village to use and enjoy. |
Street is designated as a principal settlement serving a market town role to a wider rural catchment area and is a regional shopping destination. During the lifetime of the Local Plan the overarching aim is to improve self containment by delivering more housing to reflect employment opportunities locally as well as diversifying the local economy. Both of these aims can be achieved through greater coordination of development taking place in nearby Glastonbury. The following developments are proposed:
In addition, the Council will work with partners, landowners and other interests, through the Frome Neighbourhood Plan and other initiatives to:
Key diagram - see composite diagram at the end of the Glastonbury Town Strategy section
5.22 Shepton Mallet, located in the heart of Mendip, is the second smallest town in the district with a population of 9,700. Despite its heritage and attractive appearance, the town’s image remains poor with a number of prominent areas in need of significant investment.
5.23 Shepton Mallet’s town centre is the smallest in the district and it has been in decline for many years. The relocation of the town’s main foodstore from a peripheral location on Fosse Lane to the Townsend Retail Park to the south of the town centre in 2007 was seen as a means to deliver regeneration to a derelict employment site and help to boost trade in the centre. Townsend Retail Park has delivered large format retailing which was absent in the town, as well as a large Tesco store offering a range of non-food goods. This development has improved the retention of spending in the town as a whole, however, according to an assessment in 2010, the benefits of higher footfall are not being translated into gains on the high street. Whilst there has been investment in a number of high street properties, stimulated by the Townscape Heritage Initiative and support to the weekly market, shop vacancy rates remain stubbornly high especially around the Market Place.
524 Further enhancements to improve the physical appearance and image of the town centre would support business investment, however it remains that a major anchor presence or specific niche retailing offer needs to be developed to maintain customers and attract new trade. The Anglo Trading Estate and Little Ostry/Commercial Road Area represent underutilised land on the town centre fringe which could provide an opportunity for new and refurbished space for knowledge based businesses or creative activities. This would bring workers into the heart of the town, thereby having the potential to revitalise the town centre economy.
| Determining an appropriate housing requirement Shepton Mallet has more jobs than the available workforce can supply and so there is a net flow of people into the town. Projected household growth is expected to be strong, equating to somewhere in the region of 65 dwellings per annum, whilst job growth over the whole plan period will be in the order of 1,300-1,500. Given existing delivery and building in some caution reflecting the timing of employment creation at the Bath and West Showground site, a figure of 1,300 homes is proposed. At 31st March 2013 around 600 of these new homes had been built or granted consent. Capacity for a further 90 homes exists on sites within the town. Additional brownfield sites may come forward including the recently closed Shepton Mallet Prison. Land to the south of the town and Tadley Acres represents the most suitable location to accommodate significant greenfield growth with drainage needing to be addressed through the delivery of a comprehensive sustainable system. The policy identifies an area for around 600 dwellings with an area for future growth. The extent of this area will be determined within the Local Plan Part II. |
5.25 Shepton Mallet contains the second largest concentration of employment land and premises in the district. The land and premises available is of varying quality but the views of local businesses has suggested that a proportion of cheaper, lower quality premises are valued as they support business formation and keep costs down. Current employment land is mainly concentrated to the east of the town, with significant transport and warehousing firms to the south. Job growth projections point towards a good level of new employment in the town of 1,300-1,500 jobs in the period to 2029. The District Council is promoting an innovative initiative that will see its Cannards Grave Road site emerge as a public sector hub within which district and county council services, police and other organisations will be concentrated. This may release development opportunities in the town. Attention is also being given to the creation of an Innovation Centre to stimulate new business development.
5.26 Regeneration proposals at the Bath and West Showground, two miles south of the town, include the earmarking of just over 10 hectares of new employment land. The Council are proposing a range of measures to attract investment to the site including business rate relief as part of a Local Enterprise Zone and use of a Local Development Order to simplify planning procedures. A Development Brief has been agreed by the Council to promote business and the rural economy. Estimates suggest 450 jobs could be expected on this site in initial phases with as many as 1,500 jobs on site in the longer term. The close proximity of this development to the town and the potential level of employment, mean this site is of strategic significance to the local economy. It will be important to improve linkages to the town in order that advocated spin-off benefits for Shepton can be realised. As development comes forward the Council will keep job growth under review as this may have implications for future housing provision.
5.27 The Council, through the Local Plan Part II: Site Allocations will look to make further provision of employment land.
5.28 The town is well served by schools – it has two infant schools, a junior school and secondary provision at Whitstone Community School, with sixth form education being provided at Strode College in Street. The level of development proposed in the town will, however, require a further primary school to be built and would be expected to be provided as part of the southern greenfield extension to the town. Discussions with other service providers have, at this stage, not identified any additional community infrastructure shortfalls that would arise from this level of development, although new open space in the order of 6.5 hectares, to be planned for as part of a proposed Green Infrastructure Strategy for the town, will be needed.
5.29 It should be noted that Shepton Mallet Town Council, with support from the District Council, is bringing forward a Neighbourhood Plan. This plan is intended to set out a number of specific policies applicable to applications for development in the town.
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Vision By 2029 Shepton Mallet is a revitalised market town with a vibrant shopping area focused on meeting local needs. The northern end of the town centre is regenerated, lively and attractive, and redevelopment opportunities at Little Ostry, Commercial Road and at the Anglo Building have delivered space for business and services. Tourism activity has grown and has exploited the town's heritage and cultural draw, encouraging demand for visitor accommodation. A southern extension to the town, providing homes, jobs, a primary school and substantial amounts of open space - including land to accommodate the annual Mid Somerset Show - has been created. The well-designed sustainably constructed homes meet the needs of local people and the workforce. The area has been integrated into the rest of the town with multifunctional green spaces, pedestrian and cycle links. Employment space, provided as part of the development, provides opportunities for small business creation as well as more dedicated commercial areas on the fringes which take advantage of the road network. Employment and trade has been stimulated by the release of new employment land on the fringes of the town as well as regeneration proposals at the Bath and West Showground. These ventures have attracted businesses offering higher skilled and higher paid work. The Bath and West Showground, adjacent to Shepton Mallet and lying in a central geographical position away from major centres, also provides leisure facilities and visitor accommodation serving the central and western parts of the district. The wider network of cycleways and footpaths provide links from the site into the town encouraging healthier lifestyles and reducing reliance on the car. Flooding is less of a threat to the town and to communities downstream along the River Sheppey, with storm-water capacity problems having been addressed and new development having incorporated Sustainable Urban Drainage Systems. |
Shepton Mallet is designated as a principal settlement serving a market town role to its wider rural catchment area. During the lifetime of the Local Plan the aim is to realise its redevelopment potential to improve its image and its prosperity. The following developments are proposed:
In addition,the Council will work with partners, landowners and other interests, through the Shepton Mallet Neighbourhood Plan and other initiatives to deliver:
5.30 The plan making process has concluded that the land south of the town to the west of Cannards Grave Road represents the most appropriate direction for growth over the longer term. An area of land is allocated for development and will be subject of a Development Brief to be adopted by the Council. A further adjacent area, referred to as a Future Growth Area in the policy, is also identified in the policy and on the Policies Map as being a logical extension to this development area, able to be released in the longer term to satisfy future housing demands. Any release will be subject to the criteria set out in Core Policy 2. A third area encompasses what is known locally as the Showground Field and adjacent land. Consultation made it clear that the openness of this area was an important feature to retain in this part of the town.
5.31 The Council has been mindful that the southern extension of the town, incorporating land to the west of Cannards Grave Road is a long term proposal capable of meeting housing needs beyond this plan period to 2028. Furthermore the use of land allocated will be the subject of extensive further planning through a Development Brief to ensure that what emerges there creates a successful neighbourhood in its own right as well as carefully integrating with existing development. In this regard there are two specific issues that will need to be resolved.
5.32 Firstly, there is a need to provide a long term solution to the siting of the Mid Somerset Show, an important annual one day agricultural and rural life event whose growing support is generating increasing land demands. In principle, agreement has been reached between The Mid Somerset Agricultural Society and landowners to accommodate the show’s needs on land to the south of the new development area close to Cannards Grave. However, until firm details are established in a Development Brief for the area there is a need for some flexibility which may include land swaps between the allocated area and the Future Growth Area which would be allowed for under the provisions set out in Core Policy 2.
5.33 Secondly, the future of the existing Showground Field must be considered as part of the overall scheme. Whilst the Council accepts, in principle, that this area should remain broadly open in character, it is also important to ensure through a proper assessment of topography and landscape features, that the whole development incorporates properly integrated green space. This should not therefore preclude built development or community and leisure uses being accommodated on the northern part of the site. The most appropriate way forward will be for masterplanning and the Development Brief process to propose and test solutions – involving
SHEPTON MALLET KEY DIAGRAM
A graphic representation of the major features, designations and proposals of the Local Plan
© crown copyright and database rights 2014 Ordnance Survey 100019309. Additional Information © Mendip District Council.
5.34 The City of Wells is a vibrant local centre. Located on the southern edge of the Mendip Hills, it owes its city status to the presence of the imposing Wells Cathedral. This, along with its classic historic town character, magnificent landscape setting and pleasant town centre environment makes it an important tourist destination. Maintaining the heritage value of the city’s historic core is a clear priority and an updated Conservation Area Character Appraisal was published in October 2011 setting out measures to help protect and enhance the buildings and the character of the city.
5.35 As an economic centre, Wells is, arguably, the most successful of all the Mendip towns. The city has a broad base of employment, a workforce with skills levels above regional and national averages and significantly more jobs than the local economically active population can support. During the 2000s the city has seen the closure of industrial scale employers, although during this same period there has been growth in service sector firms which have broadly maintained overall employment levels. The city retains a range of specialist professional practices, a public school and a range of health sector jobs as well as small businesses and retail activity aimed at visitors, the local population and surrounding communities. Serviced employment land for office, commercial and light industrial uses is available and being promoted at Cathedral Business Park whilst further land within the former Dulcote quarry offers potential for a wider array of employment activity in a location that is shielded from the city’s wider landscape setting. As a result, no significant additional allocations are considered necessary. The city’s economic potential over the plan period is therefore strong, however realising that potential depends upon business having access to a suitable workforce.
Wells is highly constrained being surrounded for the most part by protected landscapes, heritage designations and flood risk areas. However, the adjacent paragraphs underline the need for housing to support the local economy. These factors have influenced the conclusion that 1,450 new homes is the most appropriate level of provision for the city to 2029. That said this level of provision will only contribute to a marginal improvement of 200 in the current workforce shortfall of over 2,000. There is a good supply of available brownfield land and other development opportunities within the city’s current boundaries – notably three redundant employment sites. Together with smaller sites, and counting development since 2006, around 800 homes could be secured without windfall. Developable options for greenfield development around the city are limited and the locations to the south west and west of the city (in St Cuthbert Out parish) are considered the least constrained in terms of their impact on the setting of the city. Careful planning is required, particularly on the land to the west of Wells to integrate development in the landscape and to link new development to the facilities and services in the historic core. |
5.36 Demographic analysis indicates that Wells’ greatest challenge is its ageing population. Wells has always held an attraction as a place for retired and pre-retired groups on account of its heritage, generally level terrain and local services. This long term pattern has pushed the average age of the local population significantly higher than the other Mendip towns. Ongoing demand for housing from older (and generally more affluent) in-migrants combined with their likelihood of longer lifespan in retirement is reducing limited supply of housing as well as adding a premium to housing values. These impacts further disadvantage the ability of first time buyers and working families to compete in the local housing market.
5.37 The strong local economy combined with a shortfall in local labour to meet demands has consequences for commuting patterns and pressure on the local highway network. Available data in Tables 1a and 1b suggests a net shortfall of around 1,500 workers compared to jobs, although given that there is a flow of workers out of Wells for higher paid jobs in greater Bristol and Bath, the gross shortfall is higher.
5.38 The paragraphs above capture the dilemmas in planning for Wells. On the one hand, its heritage, landscape and compact character suggest that restraint should be exercised in planning for new development. However, on the other, the social dynamics at work mean that restraint would exacerbate the social and economic stresses that the city has to endure. Population displacement (to lower value housing market areas) and workforce shortages which are drawing people (often the same people) back in are creating significant impacts which in themselves threaten the city’s character and sense of community.
5.39 Wells as a retail centre is healthy with a strong independent presence and some national chains. With a new Waitrose foodstore at Whiting Way and Morrisons on the former Clares site at East Somerset Way, no additional convenience provision is required in the plan period. The successful weekly markets in the Market Place and regular indoor markets within the Town Hall attract people from considerable distances. The most significant long-term issue facing the retail centre is maintaining the city’s offer by sensitively creating new space for new retailers, many of whom are unable to invest in the city on account of the limited flexibility of premises available. Responses from retailers and residents during consultation indicate there is potential for the city to reinvigorate its offer to its local and visitor catchment. Extending the retail area in the vicinity of Princes Road/Priory Road remains the most realistic opportunity to deliver space in a location that is well connected to public transport and that makes use of underutilised land. Modest incremental developments adjacent to the High Street, making use of some backland areas, are also not ruled out as a more organic means to secure growth.
5.40 Community facilities in the city are good. The Priory Health Park continues to offer a range of health and care services including minor surgical procedures. There are high quality schools with Wells Cathedral School offering private education (from infant to A level age groups) whilst the Blue School offers a well resourced and highly regarded state education, now governed under academy arrangements. Primary level education is offered at two primary, one infant and a junior school.
5.41 Secondary school capacity can be extended with appropriate development contributions from new development as required. The capacity of primary level education to accommodate future growth is limited and the Education Authority has indicated that a new 7 class primary school would be necessary. Given the growth on the western fringe of the city and the lack of provision there, the land allocated includes a requirement to provide a site to accommodate this need which can be developed in response to the projected need using development contributions (including future Community Infrastructure Levy monies) and education authority funding. A school on the southern edge of this area would be well placed to serve new, existing and longer term residential development on this fringe of the city.
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Vision By 2029, Wells offers a wider range of housing, employment and community facilities which meet the needs of all sections of the community. The city continues to be celebrated for the quality of its landscape setting and built environment with new development, mostly provided for on previously developed land, being well designed and responsive to its surroundings. The potential of the local economy has been realised. New employment space to the south of the city has allowed room for local firms to grow and new enterprises to be established, however the city as a whole continues to offer a range of premises to meet the needs of business, particularly in the professional, technical and knowledge based sectors. At the heart of the city centre, retailing and tourism remain as core parts of the local economy. To the south west of the High Street, redeveloped land now offers an improved range and choice of shopping to compliment that already available whilst the development as a whole has rejuvenated this important gateway to the city with design and architecture that makes effective links with the historic core. The geography of the city has lent itself to the ongoing development and use of walking and cycling networks allowing more local people to gain access by these means to social, cultural and employment destinations, in turn contributing to healthier lifestyles. |
Wells is designated as a principal settlement serving a market town role to a wider rural catchment area and is a significant tourist and cultural destination. During the lifetime of the Local Plan, the overarching aim is to deliver new housing development to meet the needs of the workforce and local people as well as to maintain the aesthetic and economic health of the city for its residents and visitors. The following developments are proposed:
Land South of Glastonbury Road - identified as CP10A on the Policies Map
Land West of Wells - identified as CP10B on the Policies Map
In addition, the Council will work with partners, landowners and other interests to deliver:
A graphic representation of the major features, designations and proposals of the Local Plan
5.42 As set out above, the Council is mindful of the city’s setting, no more so than on the west of the city. This locality has seen much of the post war growth although, since the 1980s, the overall need for greenfield development has been diminished through policies aimed at the re-use of previously developed sites. Whilst this plan proposes the majority of new homes on brownfield and infill sites around the city, it remains that these will not be sufficient to deliver the homes needed.
5.43 In practical terms, the Council will not grant planning permission for the development of the West of Wells area south of the former railway line until a review of land supply in line with Core Policy 2. Given that current deliverable and developable sites indicate land supply sufficient to deliver around 70-80 homes per year until 2021, there is no urgent need to release the Future Growth Area.
5.44 Development Area
The Wells Key Diagram identifies the manner in which new land being proposed for housing is made. This is shown in definitive detail on the Policies Map. In response to concerns about the coalescence of Wells with the settlement of Haybridge to the west, as well as issues raised in respect of foraging patterns of protected bat species, the adjacent diagram gives an indication of the extent of development in this area if all the land, whether in the medium or long term, is released for development.
5.45 Working broadly within boundaries defined by well established hedgerows, the developable area represents one which could deliver 300 to 350 new homes. 200 of these, and the new school site, would arise from the Northern Development Area. The residual green striped area (which includes land area subject to flood risk in the Southern Development Area) will be safeguarded as a Local Green Space providing a mix of managed habitat (in response to findings from the Appropriate Assessment), open land in agricultural use and public open space subject to the outcome of any legal agreements related to the development areas.
5.46 A Development Brief will also need to secure agreement from Natural England in relation to the design and use of lighting around the site on bats and their prey as well as the form of any new access road that may be required to service the Southern Development Area (SDA) which will need to be unlit and lined with hedgerow. Furthermore, the Development Brief should consider suggestions that the Northern Development area sets aside an appropriate strip of land adjacent Wookey Hole Road to preserve a perception of openness on this approach to the city.
11 Portraits of Place were prepared in 2008 to summarise the evidence relating to each of the five towns as well as a district wide overview. Further studies and information produced since that time, which are available on the Council's website, inform the content of proposals in each town.
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