Agenda item

There will be a presentation on this item. Presentation slides are attached.

Councillor Lucy Hodge (Vice Chair) was Chair for this item.

The Cabinet Member for Built Environment and Sustainable Development -Councillor Matt McCabe (with officer support – Richard Holden, Operations Manager, Bath Enterprise Zone) gave a presentation which covered the following:

·  Somer Valley Enterprise Zone (SVEZ) Cabinet Decisions – 1^st Feb

·  SVEZ Redline Plan

·  SVEZ LDO Illustrative Masterplan

·  Map - Distance between home and work (2021 census)

·  Map - Mode of travel to workplace (2021 census)

·  Housing within the Somer Valley

·  Ecology and Biodiversity Net Gain (BNG)

·  Air Quality – Farrington Gurney and Temple Cloud

·  Statutory Consultation (16^th Jan – 13^th Feb 2023)

·  Revised Statutory Consultation (22^nd Sept – 26^th Oct 2023)

·  Parish and Town Council Responses

·  Demand within the Somer Valley

Panel member made the following points and asked the following questions:

Councillor Treby asked if commuting times would be reduced or improved. The officer explained that, with the road mitigations, there would be an anticipated improvement to the network. The aim is to encourage active travel (with cycle tracks). There will be a dialogue with First Bus regarding the possible re introduction of services when the SVEZ opens.

Councillor Halsall asked if there are design codes regarding the build and can the Council use enforcement if these are not followed. The officer explained that there are design codes along with planning permission. The design codes are plot specific and set certain parameters for developers. If a plot is not needed for a hotel (for example) then another use can come forward.

Councillor Simon asked what the status of CPO (Compulsory Purchase Orders) are at present and is there an order/phasing for the plot development. The officer explained that the Council do not own the land and have been in negotiations since 2019. The paper going to Cabinet on 1^st February 2024 - will enable us to continue negotiations, and a potential future CPO decision to be made. It would depend on funding from WECA for the land acquisition. Regarding the plot development, he explained that the LDO will be in place for 20 years, it is likely the development will take circ 10 years. Ideally the industrial units will be delivered at an early stage as there is demand. Food and beverage units would change if there is no demand.

Councillor Blackburn asked what had changed to cause the postponement. The officer explained that there was statutory consultation in January 2023 but there was not enough time before the elections to get responses back from all the statutory consultees. Development Management have taken a prudent and transparent approach by undertaking the revised consultation (October 2023) in response to adjustments made following the January 2023 statutory consultation.The changes are around dark corridors, increasing the depth of the perimeter (which protects bats) and extended perimeter parking. These are all in response to consultation comments. 

Councillor Blackburn asked what made the site attractive to employers. The officer explained that the aim was to reduce the amount of commuting out of the Somer Valley. He stated that there was a local work force and a local College.

Councillor Blackburn asked about the financial risk. The officer explained that £30million will bring the scheme forward. A wider conversation with WECA is needed.

Councillor Saini stated that there had been changes to office culture since the pandemic and asked if there had been any research done since then regarding the potential impact. He also asked what the impact would be on local businesses and suppliers. Regarding working practices, the officer explained that office units would only come forward if they are pre let. He added that working practices had now moved towards hybrid working rather than working from home. Regarding impact on local suppliers and business, the officer explained that there is a strong demand for industrial space. He stated that some plots (D4) could be occupied by a local business, and they are making sure there is no conflict with Midsomer Norton high street.

In response to a query from Councillor Treby regarding air quality in the area, the officer responded that this is not anticipated to be a problem with or without the scheme.

Councillor Halsall stated that the scheme would be attractive as they would not need to seek planning permission and have no business rates. He asked if there would be ancillary uses. The officer stated that the LDO is the planning decision, there have been a number of conversations with potential occupiers. Ancillary use such as a hotel and pub would need a critical mass of development before they go in.

Councillor Simon stated that there is a risk with a scheme 15 years in the making that it loses relevance, but this is not the case due to the scheme’s flexibility. People still need employment in an area where housing is increasing. He recognised that a lot of work on mitigation has been done.

Councillor Hodge asked about the employment figures and asked if the retail would conflict with local providers. The officer explained that expected employment numbers had been reduced from 1,700 to 1,300. There is no retail planned on the site.

Councillor Treby asked about the business case and whether WECA would commit to subsidise a bus service from day 1.

Councillor Blackburn stated that there are a huge number of objections, this is a risk factor. If we move towards CPO (Compulsory Purchase Order), the level of objections should be noted.

The Panel noted that the minute of the Panel comments would be circulated to Cabinet Member.