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13. BRIDPORT

13.1 Introduction

13.1.1 Bridport (including the adjoining parishes that form part of the built area of the town) has a population of over 13,000, and is the second largest town in West Dorset. There is a significant demand for housing, employment and retail development, including a substantial affordable housing need. Bridport is also the service centre for a large surrounding rural area in the west of the district. It is relatively self-contained with a good balance between jobs and housing.

13.1.2 Bridport has a strong industrial heritage of rope making that goes back at least as far as Roman times. Net and rope making is still carried out in the town but is less extensive than it was. Some of the 19th and early 20th century buildings associated with rope and net works remain in the town, and the tradition is reflected in the long linear plots that were once rope walks. This industrial archaeology has been identified as being of national importance by Historic England.

13.1.3 Bridport is located within the Dorset Area of Outstanding Natural Beauty and it is a major challenge for the Local Plan to protect the countryside views, river valleys and green spaces that form an essential part of the town’s character, while at the same time providing for development to meet the town’s needs and maintaining the balance between jobs and housing.

13.2 VISION FOR BRIDPORT

13.2.1 In 2031 Bridport will:

  • still be seen as a working town with a good balance between housing and jobs and a vibrant town centre providing shopping, cultural and other facilities to the rural hinterland;
  • focus development on meeting local needs for jobs and housing, providing opportunities for young people to stay in the area and exploring innovative and sustainable ways of meeting these needs;
  • have protected the surrounding nationally-designated landscape and floodplain, along with the countryside views and green spaces that contribute significantly to the town’s character;
  • have made sure that development recognises the key features that make Bridport special, such as the rope and net-making legacy, the river corridors through the heart of the town that link to the coast, and the surrounding hills with their crowns of trees
  • be a low impact sustainable town, building on its reputation for local food and produce, developing sustainable tourism, and encouraging alternatives to the private car.

MAIN DEVELOPMENT OPPORTUNITIES

13.2.2 There is very little in the way of development currently taking place in the Bridport area to help achieve this vision. New allocations are required to meet the development needs of the town. A number have been identified that should come forward within the plan period and these include:

  • Vearse Farm urban extension to the west of Bridport – which has the capacity for a mixture of homes, jobs and community facilities, including about 760 homes and approximately 4ha employment land. The provision of a new school will also eventually allow the existing school site to be re-developed;
  • The relocation of Dorset County Council social services and highway depot will allow their sites to be redeveloped in accordance with the generic policies in this plan (these sites lie within the defined development boundary north of the Crown Inn roundabout);
  • Land east of Bredy Veterinary Centre – is a small site that could come forward within the early part of the plan period, with the capacity for about 40 homes;
  • Bridport Town Centre – there is potential for future town centre expansion, to include further retail and office development, on to the Rope Walks car park or the Coach Station area. Just outside the town centre, the regeneration of St Michael’s Trading Estate is also highlighted, where mixed use redevelopment will help to secure the retention of the historic buildings and provide local jobs.

13.2.3 Land to the south of Shoe Lane off Sea Road North (adjoining St Andrews Trading Estate) was previously allocated for employment but has not been developed due to abnormal land costs. Whilst there is no objection in principle for the site being developed, its deliverability remains questionable (and there is no suitable access for alternative uses such as housing), and for this reason the site is not considered suitable for allocation. However, it is intended to retain the site within the Defined Development Boundary of the town, to reflect the suitability for development if and when it becomes economically viable.

13.3 VEARSE FARM URBAN EXTENSION

13.3.1 Land at Vearse Farm, within the line of the bypass, is designated to meet the long term needs of the town, with new homes, employment workspace and community facilities, including a new school, leisure and recreation facilities and public open space. It is close to the town centre with potentially good pedestrian and cycle connections. The site is relatively well contained in wider views of the town from all directions, and there are some well-established hedgerows within and around the perimeter of the site that should be retained, reinforced and managed as part of any development. The developable area of the site is limited by the floodplain of the River Symene, surface water drainage, its proximity to the bypass and rising land to the south.

13.3.2 This area could deliver about 760 new homes and approximately 4ha employment land. Delivery will be phased over 10 or more years, with the intention of providing in the region of 100 homes a year with an equivalent proportion of employment workspace and community facilities. This level of growth will require the expansion of local primary school provision which cannot easily be done on the existing school sites in the Bridport school catchment. As such, a replacement school site for a two-form entry primary school will need to be included in the urban extension. Some of the employment land should be set aside for ‘affordable’ community-led business development such as small start up units (on a similar basis to affordable housing as a percentage of open market employment provision). There is also the potential to explore the concept of including a community farm on the site and a replacement facility for Sydney Gale House residential care home run by Dorset County Council.

13.3.3 Appropriate energy solutions, including opportunities for district heating networks between the employment and residential uses should be explored. Vearse Farmhouse is a Grade II listed building and there are a number of heritage assets (including Scheduled Monuments) close to, and visible from the site. For example the Bridport Conservation Area (including part of the Skilling estate) is close to the site as are Grade I and Grade II* listed buildings. These include St Mary’s Church (Grade I), Town Hall (Grade I), Downe Hall (Grade II*), and St Swithun (Grade II*) in North Allington. The setting of these heritage assets and the impact of development upon their significance, must be taken into consideration and be used to inform the distribution and scale of built form on the site.

13.3.4 The land could be developed in phases, with the north-eastern parts of the site nearest to the town centre in the earliest housing phase. The floodplain of the River Symene and other areas prone to surface water flooding will be kept clear of development. The area in the far north-west of the site, which is more suited to less neighbourly employment uses will be identified as a key employment site. This area could also benefit from direct access onto the B3162 West Road. Improvements to the junction of West Road with the A35 at Miles Cross will be required and additional traffic along West Allington may need more localised traffic management. On and off-site provision and contributions to community infrastructure will be sought in line with policy COM 1 and secured through a section 106 legal agreement.

BRID 1. LAND AT VEARSE FARM

i) Land at Vearse Farm (as shown on the policies map) will provide for the strategic growth of Bridport through a comprehensive mixed-use development, to include new homes, local community facilities (including land for a two-form entry primary school) and at least 4 hectares of employment land.
ii) Delivery will be phased with the intention of providing in the region of 100 homes a year with an equivalent proportion of employment workspace and community facilities.
iii) The main employment area will be designated as a key employment site and should be accessed directly from the B3162 West Road.
iv) The development will deliver highway improvements necessary for the development to go ahead, including improvements to the Miles Cross junction of the A35 with the B3162 West Road.
v) The development will provide footway/cycleway links from the site into Bridport town centre and to the surrounding areas, including the countryside and coast.
vi) The floodplain of the River Symene where it flows through the site and other areas prone to surface water flooding, will be kept free of buildings.
vii) Adequate noise mitigation measures will be provided to protect the amenity of future occupiers from vehicle and road noise generated by the A35 Bridport Bypass.
viii) The site should be developed in accordance with a masterplan prepared by the developer / landowner in conjunction with Symondsbury Parish Council, Dorset County Council, Bridport Town Council and the local community, and agreed by West Dorset District Council. In order to address sustainable development issues, the masterplan will need to be subject to a sustainability assessment, such as a BREEAM Communities Assessment, carried out by a suitably qualified assessor. The masterplan should ensure that:

  • the design and layout relates positively to the surrounding area and does not have an adverse impact on the surrounding landscape and the setting of the town;
  • an area of the site is reserved for a two-form entry primary school;
  • there is adequate on-site provision of community infrastructure;
  • the layout secures opportunities to provide improved access and recreational use and promote biodiversity within a network of spaces. The floodplain of the River Symene and the rising land to the south of the site will remain undeveloped and be managed appropriately for the long-term benefit of the local community and wildlife;
  • good links to the wider footpath and cycle network are provided through the site;
  • the layout allows for at least two points of vehicular access into the development from the public highway, and for a bus route through the site. Primary vehicular access should only be from the B3162, West Road (with the exception of emergency vehicles / public transport);
  • strategic planting around the south and west perimeters of the site is carried out in advance of the site being developed. Existing hedgerows should be retained where possible and provision for their future retention and management put in place;
  • an area of the site is reserved for employment uses that are less suited to being mixed with residential, and the location and layout of all uses has regard to safeguarding the residential amenity of nearby properties;
  • the development is appropriately phased to ensure necessary infrastructure and mitigation measures are delivered in advance of occupation.

13.3.5 Dorset County Council is reviewing provision of additional education capacity across the Bridport area, and the outcomes of this review will finalise whether the new two form entry school site on Vearse Farm is a replacement for an existing Bridport pyramid primary school or a new institution. If St Mary’s Primary School is identified for replacement as part of this review, this will mean that the current site would become available for re-use or redevelopment. If the facility is no longer needed, the land outside the floodplain may be redeveloped for housing as an exception to normal policy retaining local community facilities and open space.

BRID 2. LAND OFF SKILLING HILL ROAD

i) The existing primary school site off Skilling Hill Road in Bridport, as shown on the policies map, may be developed for housing, provided that the Dorset County Council education review identifies the Vearse Farm School site as a replacement school for St. Mary’s Primary, their playing fields and the associated children’s centre.

13.4 LAND TO THE EAST OF BREDY VETERINARY CENTRE, OFF JESSOPP AVENUE

13.4.1 This area is currently unmanaged waste ground but has good access to the strategic highway network and could be more productively used. There is an attractive row of mature beech trees and a public right of way along the southern boundary. The site lies outside the flood plain, which is also valued for its amenity, recreation and wildlife benefits, and development will also need to respond well to this green corridor. Species such as water voles and otters are currently using the bankside habitat alongside this allocation and a badger sett is found on site. The existing buffer between the development and river is ten metres wide and would provide a minimum functional wildlife corridor that will protect riverside vegetation and allow access through the site by otters, etc. However, a wider corridor would provide more space for establishing an appropriate interface between the built development and the wildlife corridor. It will also provide opportunities for improving riverside public access without compromising wildlife value. The layout of the development will therefore need to exploit opportunities to enlarge the existing buffer and provide high quality green infrastructure along the river corridor. There are a number of heritage assets (including Scheduled Monuments) close to, and visible from, the site. For example the site is visible from the Bridport Conservation Area and opposite listed buildings. The site is in the Asker river valley which is historic floodplain pasture and is therefore considered to be a non-designated asset. The site also adjoins historic rights of way which include the continuation of Long’s Lane (on the southern boundary), which links to St Andrew’s Road within the Conservation Area. This rural route was in existence at least before the arrival of the railway in the 1850s. The setting of these heritage assets and the impact of development upon their significance, must be taken into consideration and used to inform the distribution and scale of built form on the site. Highway improvements may be needed to the right hand turn lane off Sea Road North and East Street roundabout.

BRID 3. LAND TO THE EAST OF BREDY VETERINARY CENTRE, OFF JESSOPP AVENUE

i) Land to the east of Bredy Veterinary Centre, off Jessopp Avenue (as shown on the policies map) is allocated for housing.
ii) The development of the site will require a positive frontage onto Sea Road North and Jessopp Avenue. The boundary of the site with the river meadow areas will need sympathetic treatment, either through appropriate planting or a positive frontage. This should ensure that the riverside wildlife corridor along the banks of the Askers River is protected and enhanced with improved public access.
iii) The row of mature beech trees along the southern boundary of the site and public rights of way should be retained.

13.5 BRIDPORT TOWN CENTRE

13.5.1 Within Bridport there is likely to be a need for more comparison retail space than can be accommodated in the town centre by the end of the plan period. When this need arises, two possible sites have been identified as being appropriate for the expansion of town centre uses. These are the public car parks at Rope Walks and the area surrounding the Tannery Road Bus Station. The provision of public car parking close to the town centre is, however, also important to its continuing success, and therefore any development will need to take this into account.

13.5.2 Some of these areas do not currently have active frontages onto the street (particularly where buildings have been demolished and replaced by surface car parks), and it is important that the opportunity is taken to redress this loss. Any redevelopment of the Tannery Road area should not compromise the opportunity to create a community-based transport hub for Bridport.

BRID 4. FUTURE TOWN CENTRE EXPANSION

i) Land at Rope Walks and Coach Station Car Park, as identified on the policies map, will be the preferred location for future expansion of the town centre area. Any scheme will need to retain an appropriate amount of public car parking.

13.6 ST. MICHAEL’S TRADING ESTATE

13.6.1 The regeneration of St. Michael’s Trading Estate is important to secure a viable future for both its historic buildings and the small-scale employment opportunities it provides for local businesses. The inclusion of residential development could help bring forward a viable scheme. Securing public access along the attractive riverside edge would also be a benefit. Supplementary planning guidance for this area was adopted in 2002.

13.6.2 There are a number of protected species that use the river and the bankside areas, which form part of a wider green network through Bridport. The development should not cause harm to this important corridor. The riverside walk should include provision for the enhancement of habitats along the length of the river corridor, including on St Michael’s Island.

BRID 5. ST. MICHAEL’S TRADING ESTATE

i) St. Michael’s Trading Estate (as shown on the policies map) is designated for a comprehensive mixed-use development, subject to:

  • the retention and restoration of buildings of historic interest;
  • ensuring the maintenance or enhancement of employment opportunities;
  • respecting the character of the conservation area, including the historic plot patterns;
  • the provision of a riverside walk;
  • the provision for a wildlife corridor along the River Brit, including St Michael’s Island.


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