|
3 Strategy |
 |
<<
Previous Chapter |
Next Chapter
>> |
|
Introduction |
|
3.01 |
Fundamental to the strategy of the Local Plan is the overall development
strategy: how and where new development is accommodated in Sedgemoor. Government
guidance and the Structure Plan give important direction. |
|
3.02 |
The aim of the Structure Plan’s strategy consistent with government
guidance is to conserve the environment of the County and achieve broader
sustainability objectives, such as reducing the need to travel, by focusing development on the larger settlements. In addition, in terms of the
distribution of development, the strategy aims to achieve a close relationship
between areas of economic expansion and the allocation of housing. |
|
3.03 |
The Structure Plan states that new development should be focussed on the
towns, where provision for such development should be made in accordance with
their role and function, individual characteristics and constraints. |
|
|
Key Objective |
|
|
To deliver a focussed approach to locating new development, which:
- concentrates new development in the Towns;
- maximises the use of brownfield land and existing buildings and minimises the
use of greenfield sites;
- creates opportunities to use and develop sustainable forms of transport,
particularly walking, cycling and public transport;
- does not cause material harm to the environmental characteristics of those
Towns;
- does not overload the capacity of the facilities and services of those Towns;
and
- does not prejudice the vitality of other settlements and rural areas to provide
for a range of development opportunities to meet the defined needs of those who
live and work there.
|
|
3.04 |
Government guidance and the Structure Plan states that priority should be
given to the re-use of previously developed land. The Government is committed to
increasing the proportion of development achieved on previously developed land.
Government guidance and the Structure Plan give emphasis to the encouragement of
appropriate mixed-use development. |
|
|
Towns |
|
3.05 |
The Structure Plan identifies Bridgwater (Link
to Map 1) and Burnham-on-Sea/Highbridge (Link
to Map 2) as
towns. |
|
3.06 |
These two towns will function as locations for residential use, employment
and shopping, cultural, community and education services within Sedgemoor. They
are the settlements with the most accessibility by means other than the car and
the most facilities. |
|
3.07 |
Bridgwater is the County’s third largest Town, which in terms of population
is twice the size of Burnham-on-Sea/Highbridge. It offers the best facilities,
the most employment and the greatest accessibility by public transport. |
|
3.08 |
The Town of Burnham-on-Sea/Highbridge is an important centre for housing,
transport, shopping, employment and tourism. After Bridgwater it is the
settlement with the greatest access to services, jobs and public transport. |
|
3.09 |
The Structure Plan does not distinguish between Bridgwater and
Burnham-on-Sea/Highbridge in terms of appropriate locations for development. |
|
3.10 |
Given the relative accessibility to jobs, services and public transport, it
is appropriate that Bridgwater is the principal focus of development over the
period 1991–2011. |
|
|
Rural Centres and Villages |
|
3.11 |
In addition to towns, the Structure Plan defines two further categories of
settlements: Rural Centres and Villages. Rural Centres act as focal points for
local employment and shopping, social and community activity in their areas.
Villages provide limited local services. The Structure Plan does not identify
which settlements are Rural Centres or Villages, and these are to be defined in
the Local Plan. They have been defined after carefully considering facilities
and accessibility. |
|
|
Figure 3.1 Settlement Categories in Sedgemoor
 |
|
3.12 |
The Structure Plan states that development in Rural Centres and Villages
should be such as will sustain and enhance their role and be commensurate with
their size and accessibility, and appropriate to their character and physical
identity.
There is no distinction drawn between Rural Centres and Villages in terms of the
scale or type of development appropriate, so long as it is compatible with the
size and scale of the settlement. |
|
3.13 |
In so far as development is required in addition to that which can be
accommodated at the Towns, development will be focussed at Rural Centres or
Villages which have the greatest range of facilities and are the most accessible
by means other than the car. |
|
3.14 |
Whilst a settlement may be appropriate for development in terms of
facilities and accessibility, an acceptable site may not be possible in terms of
the character of the settlement, its surrounding countryside and other material
considerations. |
|
|
POLICY STR1
Cheddar (Link
to Map 3), Nether Stowey (Link
to Map 35), North Petherton (Link
to Map 37) and Wedmore (Link
to Map 51) are defined as Rural Centres.
Ashcott (Link
to Map 7), Axbridge (Link
to Map 8), Badgworth (Link
to Map 9), Bawdrip (Link
to Map 10), Berrow (Link
to Map 5), Biddisham (Link
to Map 11), Blackford (Link
to Map 12), Brean (Link
to Map 4), Brent
Knoll (Link
to Map 6), Burtle (Link
to Map 13), Cannington (Link
to Map 14), Catcott (Link
to Map 15), Chapel Allerton (Link
to Map 16), Chedzoy (Link
to Map 17), Chilton Polden (Link
to Map 18), Chilton
Trinity (Link
to Map 19), Combwich (Link
to Map 20), Cossington (Link
to Map 21), Cross (Link
to Map 22), East Brent (Link
to Map 23), East Huntspill (Link
to Map 24), East Lyng (Link
to Map 25), Edington (Link
to Map 26),
Fiddington (Link
to Map 27), Goathurst (Link
to Map 28), Lympsham (Link
to Map 29), Mark (Link
to Map 30), Mark Causeway (Link
to Map 31), Middlezoy (Link
to Map 32), Moorland (Link
to Map 33), Moorlinch (Link
to Map 34), North Newton (Link
to Map 36), Othery (Link
to Map 38), Pawlett (Link
to Map 39), Puriton (Link
to Map 40), Rooksbridge (Link
to Map 41), Shapwick (Link
to Map 42), Shipham (Link
to Map 43),
Spaxton/Four Forks (Link
to Map 44), Stawell (Link
to Map 45), Stockland Bristol (Link
to Map 46), Stone Allerton (Link
to Map 47), Theale (Link
to Map 48), Thurloxton (Link
to Map 49),
Weare (Link
to Map 50), Wembdon (Link
to Map 51), West Huntspill (Link
to Map 52), Westonzoyland (Link
to Map 53) and Woolavington (Link
to Map 54) are defined as
Villages. |
|
|
3.15 |
Rural Centres because of the range of facilities they offer and their
location serve as centres for their surrounding rural areas. Cheddar has a good
range of facilities and is a local employment centre. North Petherton has a good
range of services. Nether Stowey and Wedmore are both smaller with less
facilities, but because they are in relatively inaccessible parts of the district
they are important local centres. |
|
3.16 |
The character of the settlements classified as Villages varies
significantly. They include the historic town of Axbridge. Some have a range of
basic facilities as good as the more isolated Rural Centres. The majority have
very modest facilities, poor accessibility by public transport and limited
employment. |
|
3.17 |
Of all the Rural Centres and Villages, Cheddar offers the best opportunity
to reduce the need to travel and therefore meet the objectives of the Local
Plan. It is the largest settlement after Bridgwater and
Burnham-on-Sea/Highbridge.
More significantly, it has the best range of local services and facilities and
the best balance of jobs to people. |
|
3.18 |
In other settlements small-scale development, which can be accommodated
within established settlement boundaries consistent with general settlement
policies, will be appropriate to sustain and enhance their role. In addition
there may be justification for local needs housing and small-scale employment
development. |
|
|
POLICY STR2
Development in Rural Centres and Villages should be such as will sustain and
enhance their role and will be commensurate with their size and
accessibility, and appropriate to their character and physical identity. |
|
|
Outside Settlements |
|
3.19 |
Outside the defined boundaries of settlements, i.e. Towns, Villages and Rural
Centres, government policy and the Structure Plan state that development shall
be strictly controlled. The general tenor of national countryside policy is that
development should benefit the economy and maintain or enhance the environment.
Agricultural and forestry developments will generally be appropriate in the
countryside along with certain other developments, such as conversion of rural
buildings for employment use and some affordable housing schemes. These and
other exceptions to the normal strict control are set out in specific policies. |
|
3.20 |
The development boundaries of settlements (i.e.
Towns, Rural Centres and Villages) defined in this Plan are shown on the
Proposals Map. Within them, development may be permissible subject to the
policies in the Plan. Outside them, countryside policies will generally apply.
These development boundaries are policy boundaries, not physical
boundaries, although in many places they follow clearly defined property
boundaries or other physical features on the ground. |
|
|
POLICY STR3
The countryside will be protected for its own sake. Outside defined development
boundaries, new house building and other new development will be strictly
controlled. Development will not be permitted unless it accords with other
policies in this Plan which provide, exceptionally, for development in the
countryside. In general, all such development will benefit economic activity, will
maintain or enhance the environment, and will not increase the need to travel. |
|
|
Brownfield Strategy |
|
3.21 |
The Government is committed to increasing the proportion of development on
previously developed sites or otherwise underused land within urban areas, so
called brownfield sites. This should directly contribute to:
a) regenerating urban areas;
b) clearing up and re-using derelict, disused and underused sites;
c) avoiding unnecessary loss of the country side;
d) reducing the need to travel; and
e) countering long-standing trends of decentralisation.
|
|
3.22 |
Planning Policy Guidance Note 3: Housing (2000) (PPG3) defines previously
developed land as that which is or was occupied by a permanent structure
(excluding agricultural or forestry buildings), and associated fixed surface
infrastructure.
For the purposes of this Plan, brownfield development is defined in the same
way. This is subject to:
a) restricting the development or re-use of sites beyond the defined boundaries
of Towns, Rural Centres and Villages other than that for which a countryside
location is essential;
b) protecting open space, playing fields and green spaces within Towns, Rural
Centres and Villages.
|
|
3.23 |
The Council aims to maximise the amount of development on previously
developed land in Towns, Rural Centres and Villages. Brownfield
sites in the countryside, outside Towns, Rural Centres and Villages, offer the
opportunity for development without the loss of previously undeveloped land.
However, this must be balanced with other environmental impacts, including
traffic generation and increased car dependency. These sites are unlikely to be
appropriate for development other than for which a countryside location is
essential. The reuse of existing buildings can make an important contribution to
minimising the need for new development and maximising the use of existing
resources. This includes the re-use of buildings in the countryside. It is very
important not to lose important areas of open land within urban areas. They are
important to the character of towns and villages and the well- being of
residents. |
|
3.24 |
Bridgwater because of its changing employment profile and changes in the
role of the Town Centre, has had and continues to have significant redevelopment
opportunities. A large number of brownfield sites have already come forward for
development. |
|
3.25 |
Highbridge has significant potential for the reuse of previously developed land.
As with Bridgwater, this has the potential to aid the regeneration of run down
areas, particularly the Town Centre. |
|
3.26 |
The Council has undertaken a detailed assessment of brownfield capacity at
Bridgwater, Burnham-on-Sea and Highbridge. It provides the basis for the
brownfield sites identified for development in this Plan. |
|
3.27 |
The importance of realism in the assessment of brownfield development potential
is recognised.
There are a number of reasons why brownfield sites may be difficult to bring
forward including divided ownership and site preparation costs, which may
include contamination issues. |
|
3.28 |
Progress in the achievement of brownfield development is to be monitored, so that
the achievement of the Plan target for the development of housing on previously
developed sites or conversions can be assessed. Consistent under-achievement of
that figure over several years would threaten overall housing provision. |
|
3.29 |
The Council will phase the provision of development on greenfield sites, which
might otherwise be developed too quickly. The Council will also resist
additional greenfield sites when brown-field sites remain undeveloped. If
greenfield sites are permitted in addition to that which the Plan allocates, this
is likely to reduce the achievement of brownfield sites and re-use. The
development of brownfield sites and re-use is likely to be more expensive and/or
more complicated than greenfield sites. |
|
|
Sequential Strategy for Locating Development |
|
3.30 |
To achieve the objectives of the Local Plan consistently with the Structure Plan
strategy, the Plan has a “sequential”approach to accommodating new development.
This combines the priority for the re-use of previously developed sites and the
importance of focusing development on the settlements with the most facilities
and the greatest public transport accessibility: |
|
3.31 |
All allocated housing sites in the Plan have been chosen by reference to the
following criteria from para. 31 of PPG 3 Housing (2000):
- the availability of previously developed sites;
- location and
accessibility;
- the capacity of existing and potential infrastructure;
- the ability to build communities;
- and any physical and environmental constraints on development.
|
|
|
POLICY STR4
The overall policy on development distribution for the period 1991-2011 is to
identify land and sites on the basis of the following priorities:
1 Firstly on brownfield land or sites which offer the opportunity for
redevelopment or re-use, the development of which would contribute towards
regeneration, viability and vitality, and which are within or close to existing or
proposed public transport corridors in this order:
a) within Bridgwater, Burnham-on-Sea and Highbridge
b) within Rural Centres and Villages;
c) in the countryside, re-using existing buildings, or for development where a
countryside location is essential.
2 Secondly on greenfield sites, only if it is demonstrated that sufficient
brownfield sites or re-use opportunities are unavailable. It shall be in this
order:
a) at Bridgwater;
b) at Burnham-on-Sea/Highbridge;
c) at Cheddar; and
d) at Rural Centres and Villages which have the greatest range of facilities
and are the most accessible by means other than the car. |
|
|
Mixed-Use Development |
|
3.32 |
Government policy emphasises the importance attached to promoting mixed-use
development.
Mixed-use development can occur at many different levels: within a settlement as
a whole; within groups of streets; on a site; and within individual buildings. The
interpretation of mixed-uses is a matter for the local context. |
|
3.33 |
Benefits arise from the potential increase in activity throughout the day
from a range of uses compared to a single use, and from the reduction in the need
to travel for a range of facilities.
Problems can arise by the introduction of incompatible activities, or poorly
considered overall design. In assessing brownfield sites, conversion opportunities
and greenfield sites the Council will encourage the bringing together of
complementary and compatible uses. |
|
|
POLICY STR6
Proposals resulting in mixed-use development will be encouraged provided that
only uses which would be compatible with each other and the surrounding area are
included and the scheme is designed as a united whole. Proposals for mixed-use
schemes will be particularly encouraged in Town Centres and in other areas which
are highly accessible by means of transport other than the private car. |
|
|
Planning Obligations |
|
3.34 |
Planning obligations are an important tool which allows developments to
overcome otherwise decisive obstacles. There is government guidance on what can
reasonably be secured (Circular 1/97). The Council will seek planning
obligations to secure benefits directly related to the proposed
development, reasonably related to it in scale and kind and necessary for it to
proceed. The Plan sets out in the detailed proposals for development on
brownfield and greenfield sites and in topic specific policies, matters on which
planning obligations will be sought. |
|
|
|
<<
Previous Chapter |
Next Chapter
>> |
|
|
|
