Meeting documents

A3.1 It is accepted that there will be a shortfall in housing provision to 2011 as a result of the increased housing requirement and the review of existing allocated sites. However it is considered that this shortfall is between 940 to 1140 dwellings as opposed to the 1190 dwellings considered by the Inspector.

A3.2 The Inspector has recommended alternative sites for the Council to investigate in order to meet the shortfall identified and these are listed in Diagram 2 below. She recommends that the identification of sites should reflect the locational sequence established in the Structure Plan: that is first Bath, then Keynsham, then Norton-Radstock and then the larger villages.

A3.3 In light of the Government's priority on deliverability, the Inspector has emphasized that the sites should be both suitable for development and able to deliver housing by 2011. These options have been investigated taking into account the inspector's reasoning and recommendations, site constraints, the local plan strategy, corporate objectives, sustainability criteria and national planning advice, demand for alternative uses etc. The conclusions of these investigations are summarised below.

Bath

A3.4 The Englishcombe Lane site was previously allocated in the 2002 Deposit Draft Plan and it is proposed that its re-instatement should be accepted. The inspector recommended that the Bloomfield Drive and Lansdown View allotment sites should be assessed for allotment use before being considered for residential allocation. Investigations indicate that both of these small sites are needed to meet allotment shortfalls and the Lansdown View site also has access difficulties. The inspector recommends that the Hayesfield School Playing Field in Odd Down, if available, should be investigated for retail purposes and investigations indicate that this will be likely. This will be reported to Council Executive in due course. The inspector has assessed the Council concerns about the environmental and traffic impact of development on the Beechen Cliff School/ Greenway Lane site but maintains that the site is suitable for development. It is considered that there are insufficient grounds to disagree with the Inspector. Therefore it is proposed that, in Bath, the sites at Greenway Lane and rear of 89-123 Englishcombe Lane are allocated for residential development.

A3.5 The inspector has assessed the various sites being put forward by objector in and around Keynsham and recommends the land at South West Keynsham (SWK) should be investigated for re-allocation as mixed use scheme for up to 700 dwellings. This same site was allocated in the 2002 version of the Local Plan for a mixed use including 500 dwellings but was deleted when it was considered that there were sufficient alternative brownfield sites to meet the housing requirement. In light of the housing shortfall, it is proposed that this allocation is re-instated. The site will be required even if rapid progress is made on BWR in the Plan period and housing completions are at the higher end of the 450 - 600 range by 2011. South West Keynsham is a large site of around 20 ha and the site requirements will need to be reviewed. Further work is underway on this site including assessments of transport implications.

A3.6 Whilst the allocation of SWK entails a change to the Green Belt, it provides the opportunity to develop a new residential community which exemplifies high quality of design and sustainable development principles. It complements the objectives of the emerging Keynsham Vision in supporting local services and supplying affordable housing. In conclusion, it is proposed that the site at SWK should be re-allocated for between 500-700 dwellings during the Plan period.

A3.7 Since the Local Plan Inquiry, the St Peters Factory site has already received planning permission subject to legal agreement along with Jewsons site and this change will be reflected in the Local Plan. The Welton Packaging site is an under-used factory site within a residential area and offers the opportunity for partial redevelopment for mixed uses providing modern workspace and local improvements. Opportunities may exist at Clandown Scrapyard for limited residential development but the likelihood of its contribution to the housing supply within the Plan period is hindered by their complex highways, land ownership and environmental difficulties. The site may offer longer term development opportunities, but it cannot be relied upon. If it does come forward for development within the Plan period it can be assessed under the existing policy framework.

A3.8 The Coomb End part of Radstock consists of a variety of intermingled uses, and the area is rundown and neglected in parts with severe highway constraints. The southern part adjoins town centre and redevelopment within this area offers the opportunity for considerable highway and environmental benefits as well as contributing to the town's regeneration. Initial work undertaken for the inquiry indicates that around 30 dwellings could be developed on sites in Coomb End within the Plan period. Any such scheme could be linked to the wider regeneration objectives for Radstock and address the sub-standard highway concerns in coordination with other proposals for the highway improvements in the town centre.

A3.9 The site at Cautlett's Close, Midsomer Norton is well related to the urban form of the town and is well located to local shopping and community facilities. It is of easy reach by foot and bicycle to the town centre. It is therefore recommended that this site is also allocated in order to meet the housing requirement.

A3.10 In conclusion for Norton Radstock, it is therefore proposed that St Peters Factory/ Jewsons, land in the Coomb End area, Welton Packaging site and the Cautlett's Close site should be allocated for development. The emerging Vision for Bath & North East Somerset being undertaken by the Major Projects Team recognises the reliance on a small number of existing employers and significant outcommuting from the Norton Radstock area. The emerging Vision seeks to secure employment opportunities for the area to maintain its long term economic sustainability. As a result, it recognises that some employment sites need to be identified and mixed-use development to bring forward employment opportunities and this strategy will be maintained in the proposed modifications to the Local Plan.

The Villages

A3.11 The Paulton Printing Factory also lies in the south if the District and there is an existing planning permission for the south east part of the site which includes around 150 dwellings. However, since the inquiry closed, the remainder of the site has become disused. The emerging Vision for B&NES recognises the particular employment needs in the southern part of the District and the significant out-commuting. The age and configuration of existing buildings on the site makes it difficult to attract new occupiers but redevelopment for a mixed-use scheme bringing forward modern employment space during Plan period will be of considerable local benefit. This is likely to include a further 200 dwellings as recommended by the Inspector. This increased housing contribution from the Paulton Printing Factory site would meet the identified housing shortfall.

A3.12 The final site that it is proposed to be allocated to meet housing needs is the site at Wellow Lane, Peasedown St John. This is a linear site and lies within the A367 Bypass. The remaining three sites in the villages are smaller, in less sustainable locations or would lead to a more dispersed pattern of development.

A3.13 In conclusion, it is accepted that provision needs to be made to meet the housing shortfall within the Plan period of between 940 -1140 dwellings. In order to meet this housing requirement, it is proposed that additional housing sites are included in the Local Plan as is set out in Response 3 below. The approach taken to the selection of sites is to re-allocate those previously allocated, making more intensive use of existing allocated sites, use brownfield, regeneration opportunities, and only use greenfield sites where necessary.