7.1 There are seven Market Towns in South Somerset; they are identified in current Local Plan Review Policy SS1. The Market Towns accommodate the bulk of the planned growth outside of Yeovil.

7.2 The seven settlements identified as Market Towns are Ansford and Castle Cary, Chard, Crewkerne, Ilminster, Langport and Huish Episcopi, Somerton, and Wincanton. Chard, Crewkerne, Ilminster, and Wincanton are identified as Primary Market Towns; the remaining three are Local Market Towns in recognition of their smaller role and function.

7.3 Chard is located in the west of South Somerset, close to the Devon and Dorset borders and only 12 miles from the English Channel. The town is surrounded by attractive countryside, in particular, the Blackdown Hills AONB to the west and north which provides an important backdrop to the town. Chard is South Somerset's second largest town with a population of 13,684[1] . The town is closely linked to the regional trunk road network; the A303, and the A30 and A358.

7.4 Chard has a long history of innovation and manufacturing, particularly engineering. Significantly, over 43% of jobs in the town are within this sector (District average of 20%)[2] . Employers include Brecknell Willis (rail transport systems), CME Ltd (manufacturing equipment) and Oscar Mayer (food). The proportion of people living and working in the town is high (64% compared with a District average of 43%), demonstrating a high level of self-containment[3] .

7.5 However, the office market is weak, primarily supplying small office suites of converted accommodation occupied by local firms[4][5] .The proportion of people with the highest qualification levels are also significantly lower than across the County as a wholeONS Census statistics 2011.

7.6 Traffic issues have been a long-standing concern, with certain elements of the town's highway network at or near capacity, particularly the Convent traffic signals and Church Street. In order to accommodate further growth, the creation of an alternative route between the A358 Furnham Road and the A358 Tatworth Road is required [6] .

7.7 The town has a good range of visitor attractions in the surrounding area including, but not limited to, Cricket St Thomas Hotel, Ferne Animal Sanctuary, Forde Abbey and Chard Reservoir Nature Reserve.

7.8 Chard Junction railway station no longer operates but main line train connections are available at nearby Axminster and Crewkerne.

7.9 Some of the key environmental issues at Chard include areas of high flood risk to the north east (around Chard Reservoir) and south east, with delineated groundwater protection zones to the south. There is a high quality historic environment within the Conservation Area and European Protected Species are also present.[7]

7.10 The strategic approach to development in Chard is underpinned by the Chard Framework, including the Chard Regeneration Plan (2010); which includes regeneration of brownfield town centre sites. This is referred to in more detail in Section 11 –‘Town Centre Regeneration and Retail.

7.11 Chard has an employment function, an identified retail and community role for the town and surrounding area, and has self-containment and sustainable travel opportunities. Chard is designated a Primary Market Town in this Local Plan Review and such designation will enable the settlement to grow and continue to expand its identified role.

7.12 Attention is drawn to the different scale of growth proposed for Chard compared with the other Primary Market Towns. This is justified due to its size, economic self-containment and the work undertaken by LDA Consultants for the District Council in establishing the Regeneration Framework for the town.

7.13 The Chard Regeneration Plan[8] presented four options for the future growth of Chard. Option 3 was chosen as the most appropriate location for the strategic growth. This option presents the benefits of large scale growth, associated community and highway infrastructure and regeneration without the emerging dis-benefits of undue traffic congestion and pollution. The strategic growth area provides a scale of growth that will enable Chard to achieve and maximise its need for employment, housing, retail and associated amenities as well as improved highway infrastructure. The Chard Eastern Development Area (CEDA), including town centre regeneration sites is shown in Figure 7.1 below.

7.14 In summary, the growth proposals include:

• A total of about 1342 dwellings, including 29% affordable housing;
• Circa 13.5 hectares of employment land;
• 1 new primary schools (within and beyond the plan period);
• Neighbourhood centres;
• Highway infrastructure and improvements; and
• Sports and open space provision.

7.15 Given the lack of future supply, the CEDA employment sites identified in the Implementation Plan (2010) need to be retained along with Chard Sewage Treatment Works to help ensure sufficient supply of employment land to meet the identified need to 2036[9] . In addition, to satisfy the remaining 1 hectare shortfall, it is proposed that 1 ha of employment land is allocated at Fordham Grange. This site is located within the CEDA allocation area and is therefore included as part of the 13.5 hectares identified within Policy CH1.

7.16 The growth will also deliver:

• An improved range and quality of housing in the town centre, including affordable housing;
• Improved permeability and connectivity of movements within the town centre;
• More employment opportunities resulting in additional land and jobs;
• Improved leisure provision with new open spaces and facilities including the re-location of Chard Town Football Club;
• Improved legibility and public transport provision including walking and cycling infrastructure;
• New education facilities; and
• A significant increase in the critical mass of the town to attract some larger employers and retailers.

7.17 The European Protected Species Assessment (2009) considered the development options around Chard for any likely impact on species protected by European law. It identifies the presence of dormice and potential significant impacts on the local bat population on some areas of land that form part of the strategic growth area. This will need to be taken into account and mitigation measures put in place, with compensatory off-site habitat creation as necessary and appropriate.

7.18 The Chard Regeneration Framework[10]  sets out a phased approach for growth. It presents logical stages at which development in the town can conclude or simply pause if necessary before further growth or regeneration takes place[11] . Unlocking the growth and regeneration opportunities highlighted in the report is complex and requires a phased approach to ensure viability and deliverability. In order to ensure timely delivery of infrastructure it is important that any deviation from the phasing sequence set out in the Chard Implementation Plan, 2010 is justified and it is demonstrated that the proposal will not compromise the delivery of the total growth.

7.19 The key driver of the phasing sequence is the need to incrementally increase the capacity of the highways infrastructure to accommodate the traffic flows as the town grows. Initial improvements to the Convent Link traffic lights have taken place and this is expected to create some additional capacity for strategic growth. This should be followed by a phased delivery of a continuous route to the east of the town from the A358 Furnham Road to the A358 Tatworth Road and connections into adjacent urban areas in order to achieve the capacity to allow Chard to grow. To achieve the strategic growth, four more steps are required to complete the necessary highway infrastructure:

• A new link from the A30 near Oaklands House to the end of Millfield Avenue i.e. a new route to/from the town centre from the east which also delivers access to the growth area. (Millfield Link road).
• A connection south from Millfield Road to Forton Road, allowing for greater permeability and linkage between the growth area and the town centre.
• Linkage north from the A30 using Oaklands Avenue but also involving the creation of a new/upgraded route around the north east of the town as far as the A358 Furnham Road.
• Completion of the link south between Forton Road and the A358 Tatworth Road to provide a continuous linkage around the eastern edge of the town

7.20 The Millfield Link road between the A30 and the Millfield Industrial Estate should come forward in the early phases of development as it will help create capacity for initial growth. The Millfield Link provides access to Chard for people entering the town from the east and, if implemented together with other highway improvements, creates the capacity for additional homes, employment growth and retail development.

7.21 The Council is committed to the delivery of the Chard Eastern Development Area as exemplified by the inclusion of key road infrastructure in the Community Infrastructure Levy (CIL) Regulation 123 list. It is exploring options to enable the delivery of the allocation, and this may include the use of Compulsory Purchase powers.

7.22 Monitoring shows that, so far, delivery of new housing in Chard has been below the annualised housing target. Planning permission has been granted or planning applications are pending for a number of proposals within the CEDA but none have yet commenced. Figure 7.2 summarises those planning applications.  Under the circumstances and in order to ensure a continuing supply of new housing in the short term, two further sites are allocated which could deliver about 150 dwellings.

Figure 7.2: Planning Applications within CEDA (as at May 2019)

7.23 This site includes the land that was the subject of planning application 13/01535/OUT: Land east of Crimchard. The proposal was for up to 110 dwellings. The application was refused and went to appeal; however the Inspector did not accept the argument that the proposal would preclude further development of Chard by utilising existing infrastructure (traffic). Access should be from Crimchard.

7.24 This site is on the immediate western edge of Chard. Access is possible from Park Crescent, but this is a very narrow lane with no footways, and widening would be necessary and any ownership issues clarified.

7.25 Chard is the second largest settlement in the District.  It has a substantial strategic employment land allocation and through the Chard Regeneration Framework is expected to deliver more jobs than in the past.

7.26 Over the plan period it is proposed to deliver around 13.5 hectares of employment land within the CEDA (see Policy CH1)

7.27 The Retail and Main Town Centres Uses Study[12]  identifies Chard as the second largest retail centre in the District. It has a good range of comparison and convenience shops anchored by Sainsbury’s and Co-op. It has a higher than average proportion of shops and town centre services but a relatively poor food and drink offer. Tesco, the main food store, is located in an edge-of-centre location, and at the time of writing, a new Lidl store has been granted planning permission on an out-of-centre site and is being built.

7.28 Whilst Chard retains a high proportion of convenience goods expenditure, the expenditure on comparison goods is much less, with shoppers often preferring to go to Taunton.

Figure 7.3: Projected Retail Floorspace Capacity in Chard (m² gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.29 Vacant units within Chard Town Centre might accommodate some of the growth depending on the size and nature of the demand compared to the existing offer. The Retail and Main Town Centre Uses Study identifies three opportunity sites within or on the edge of Chard Town Centre which may satisfy capacity:

• East Street
• Land between A358 and Silver Street
• Boden Mill and surrounding area

7.30 The Chard Town Centre Regeneration project is dealing, as a first priority, with the Boden Mill site, and will include a community hub, new leisure centre and public open space. See Section 11 for more detail.

7.31 The ‘Millfield Link’ forms part of the CEDA proposal and is identified as being key to solving the capacity issues at the Convent Link. This alternative ‘orbital’ road route running north to south between the A358 north, A30 and A358 south (through CEDA) is to be delivered in phases over the short, medium and long term, alongside new development. It is identified in the IDP as being Priority 1 and 2. The Council’s commitment to its delivery is demonstrated by its inclusion in the Community Infrastructure Levy (CIL) Regulation 123 list[13]

7.32 The potential to re-open Chard Junction station has been considered in the past but currently remains a financially unviable option to consider. Any reopening would need to be justified by robust evidence, including a business case.

7.33 Although a dedicated town (‘bespoke’) bus service within Chard is unlikely to be commercially viable, there is potential to increase the frequency of services to neighbouring towns and improving bus access within Chard by appropriate routing.

7.34 Greater permeability for cyclists travelling within and across the town is advocated. The proposal is to link to longer distance routes such as National Cycle Route 33 and the Stop Line Way. Sustrans have proposed to extend the traffic free section of the Stop Line Way from Chard to Tatworth in the medium term, initially following the old railway line (Priority 2). However, at present, there is a lack of identified or secured funding for this scheme.

7.35 Policy CH1 makes provision for a new primary school within the Plan period. Although SCC do not currently have plans for a new primary school the implications of any additional housing growth on school capacity and education infrastructure will be monitored and managed to ensure arrangements are in place to meet demand and that additional growth does not create capacity issues.

7.36 In terms of water supply and waste water, Wessex Water is upgrading the Chard Spine Main (Priority 1) and off-site sewers (Priority 2). Wessex Water has also indicated a treatment works scheme may be required in the medium term, subject to growth and water quality objectives (Priority 2). A surface water feasibility study for the town is also currently programmed by SCC for 2019/20. Improvements to water mains and off-site sewers to serve allocated sites may need to be provided within agreed timescales.

7.37 New housing generates a need for additional open space and outdoor play space, sports, community and cultural facilities; although the achievement of these infrastructure items is not fundamental to delivering planned development (Priority 2 and Priority 3). Specific priorities have been identified through the Chard Regeneration Scheme / Chard Eastern Development Area for two new sports grounds and changing facilities (catering to the football and rugby clubs), youth facilities and equipped play areas (Priority 2).

7.38 Existing capacity in GP surgeries would need to be increased to meet the proposed population increase.

7.39 Based upon current available information, development proposed at Chard in the Local Plan Review is unlikely to result in abnormal or fundamental infrastructure constraints relating to flood risk and drainage, telecommunications, waste and recycling, or emergency services.

7.40 Overall, the delivery of these infrastructure items will be dependent on securing contributions from development (where viable), along with obtaining other funding streams.

7.41 A long standing issue at Chard has been to find a new location for Chard Town Football Club and this is recognised in the Chard Regeneration Plan.

7.42 Today, Crewkerne is the third largest settlement in South Somerset, with a population of 7,964 people[14] . It is located in the south west of the District, close to the County boundary with Dorset, 9 miles south west of Yeovil and 7 miles east of Chard. The town acts as a strong functional and service centre for the surrounding area, providing some 3000 jobs[15] , predominantly in manufacturing, including in the high-end technical sector. In retail terms, the centre is vibrant with fewer vacant shops than nationally and includes a variety of national retailers. There are a variety of community services and facilities, including, for example, a library, doctor's surgery, banks, a range of education facilities and a hospital. The main employment area is the Blacknell Industrial Estate which is east of the town centre, concentrated to the north side of the A356 road to Dorchester.

7.43 In addition to regular bus services, residents in Crewkerne have access to rail services. The railway station, located in the parish of Misterton, 1.8km (just over a mile) from Crewkerne town centre, is served by South Western Railway on the main line to Yeovil, London and Exeter; parking is currently limited. A national cycle route passes through the town. The level of self-containment is satisfactory compared to the District as a whole with 41% of local residents working locally (District average 43%)[16] .

7.44 Key environmental issues include Crewkerne's attractive historic environment; the majority of the town centre is covered by Conservation Area status and includes over 140 listed buildings, yet there is often heavy traffic including HGVs passing through on the A30 and A356. The town has a rich natural environment and numerous designated wildlife sites in close proximity to the centre, including Bincombe Hill Local Nature Reserve on the northern outskirts of the town, and the Millwater Site of Special Scientific Interest by Westover Lane. There are also protected species in the town. There are delineated groundwater source protection zones in Crewkerne and potential flood risk from the River Parrett and its tributaries, particularly in the Goulds Brook vicinity. Large areas of Best and Most Versatile agricultural land surround the town.

7.45 The Community Plan for Crewkerne and District (2006), produced by the community partnership, and entitled 'A Better Crewkerne and District' (ABCD), recognised the economic benefits of developing the saved Local Plan Key Site (known locally as the CLR site). The Plan also highlighted that the movement of traffic through Crewkerne is of major concern to the community and the ABCD group was working in partnership with Somerset County Council to implement traffic management proposals. The ABCD Group remain very active and are continually working to aid the regeneration and sustainability of the town as a whole. Other community aspirations included a greater range of shops, increased parking, and the enhancement of the town centre, which would also improve the visitor experience.

7.46 As set out in Policy SS1, Crewkerne is classified as a Primary Market Town due to its strong employment, retail and community role.[17]

7.47 It is important to sustain and enhance Crewkerne's role as a Primary Market Town, with a level of development that is commensurate with the size, character, environmental constraints and accessibility of the town. The Local Plan Review will therefore support the development of about 1,194 dwellings over the Plan period, up to 2036. Of these 1,194 dwellings, 705 are already committed[18] , including those planning permissions that are part of the saved Local Plan allocation on what is known as the CLR Site and which have received planning permission following completion of a Section 106 agreement.

7.48 The Inspector’s report on the current Local Plan 2006-2028 states that the completion of a Section 106 agreement for the CLR site indicated a commitment to moving the development forward and he was satisfied at that time that the Strategic Site policy KS/CREW/1 was sound. Nevertheless, he stated that monitoring of the situation would be required to ensure that should progress not occur as anticipated, other measures would be considered. The outline planning permission for 525 dwellings expires in February 2023. Outline planning permission has also been granted for 110 dwellings and a 60-bed care home, at the same time reducing the amount of employment land to be provided. Reserved matters approval has been granted for 203 dwellings in the northern part of the site. However, the Key Site development has not yet commenced and concerns remain about its viability due to infrastructure costs, particularly those associated with the link road which forms part of the allocation. There are several other sites that can deliver additional dwellings within the lifetime of the new Plan. These sites are set out below

7.49 The topography of the site in parts, and potential impacts on ecology may limit the amount of housing that could be built. Traffic modelling will be required, including the impact on Junctions at Cathole Bridge Road.

7.50 Although something of a ‘green lung’ for the town, it is in a very sustainable location close to the town centre. Access issues from the north will need to be resolved as it would not be appropriate to use the access to the south through the trading estate for a residential development.

7.51 A public right of way crosses the site which may need re-routing. The site is in close proximity to the railway station and it could also present the opportunity to provide more parking at the station. Land immediately to the west could only provide open space for the development itself as housing here would not be suitable given its location at the top of an adjacent steep slope. Access to the housing should be from the A356 at the northern end, with any access for the station car parking nearer to the railway station itself. There will be a need to provide buffers to the railway line to the south and designated Wildlife Site to the west.

7.52 This site is adjacent to a Conservation Area and Local Wildlife Site. It is also an archaeological site and adjacent to the curtilage of a listed building. Therefore, the design and layout of any scheme will be of particular importance. A pedestrian access should be provided to the existing footpath which runs alongside the eastern edge of the site.

7.53 Crewkerne has a broad employment base for a Market Town of its size. There is a strong retail centre which plays host to various business services, and an established industrial estate with a number of advanced engineering firms based there. This wider employment 'offer' underpins a more varied local socio-economic demographic. Despite good rail links with London Waterloo and Exeter, vehicular congestion in the town is an issue that a new link road to be provided by the development of the CLR site is designed to address.

7.54 The employment element of the CLR site is retained and safeguarded as a Strategic Employment Site, as it represents the only existing supply of employment land available for local inward investment in Crewkerne.

7.55 In addition, land to the north of Cropmead Trading Estate has been identified as having potential to facilitate expansion of a well-established employment area with excellent links to the local road network. The site forms part of the land identified as saved Local Plan allocation CR/CREW/7 for the creation of a playing pitch, however, access to the site has not been achievable over a number of years.

7.56 As set out in Policy TC4, Crewkerne is a Market Town in retail terms and the focus for any new retail development should be in the defined Town Centre. The mix of Class A Uses is broadly similar to the UK average but the proportion of Class A2 services is almost double, and the proportion of vacant units less than half the UK average. The amount of traffic moving through the centre detracts from the shopping environment. The following table sets out projected future retail floorspace capacity to 2034.[19]

Figure 7.4: Projected Retail Floorspace Capacity in Crewkerne (m2. gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.57 Crewkerne has a large vacant unit following the closure in early 2017 of the Budgens store (about 1,400m² gross). However, planning permission was recently granted for an alternative use specialising in cosmetics.

7.58 Given the very limited projected growth in floorspace in the centre, projected demand in Crewkerne could be met by small in-fill developments and shop extensions, including the use of upper floors.

7.59 Although there is a lower than average provision of higher order comparison units, national retailers and food and drink uses, and a relatively high number of charity shops, the centre appears to be performing relatively well. The low vacancy rate suggests reasonable demand for units.

7.60 There is, however, additional capacity to accommodate a net increase in comparison goods retail floorspace beyond existing provisions and commitments as there has been a loss of such uses from the town centre over the past few years. Given the loss of comparison uses, there is a qualitative deficiency in current provision, which produces capacity for 120m² net (or £0.5m retail expenditure) of additional comparison goods floorspace by 2017, rising to about 570m² net (or £2.7m retail expenditure) by 2028. The retail study also notes that consideration should also be given to the attractiveness of the existing units and whether they are the correct format for retailer requirements. Any additional provision can come forward through the Development Management process.

7.61 The Infrastructure Delivery Plan (IDP) does not indicate the need for any 'critical' infrastructure[20] requirements to be provided in Crewkerne as a result of the proposed new development. This is because it is anticipated the developer will deliver a new primary school, a link road between the A356 (Station Road) and the A30 (Yeovil Road), a link road between Blacknell Lane and the new A356/A30 link road, and a dormouse bridge, through the CLR Section 106 Agreement. The IDP identifies a number of 'necessary' infrastructure[21]  requirements, which generally relate to open space and sports facilities.

7.62 The EA advise that the re-direction of part of the Viney Brook should be undertaken.

7.63 A waste water treatment works scheme is currently programmed for Crewkerne 2021-2025.

7.64 Symphony Healthcare Services advise that primary healthcare practices are operating at or close to capacity; and an options appraisal to meet the needs of an increasing population will be necessary.

7.65 SCC advise that there is not sufficient childcare capacity in Crewkerne to accommodate growth. To improve the infrastructure, the options would be to expand existing provisions, recruit more childminders in Crewkerne to provide new places, or build a new 30 place facility. This would be required for families who occupy the completed housing developments.

7.66 Ilminster is situated in the west of the District and benefits from its strategic location where the A303 meets the A358. Taunton is 12 miles north-west and Yeovil 15 miles east. It is the fifth largest settlement in South Somerset with a population of 6,219 people[22] . This population has grown considerably in recent years; indeed, the amount of people living in the town has increased by almost 40% since 2001.

7.67 Highways England plans to dual the link between the M5 at Taunton and the A303/A358 to the Southfields roundabout at Ilminster. This will significantly enhance road connectively to the motorway network for Ilminster and is likely to bring about opportunities for growth.

7.68 The town is primarily a linear settlement along the through route running east to west (Station Road to Bay Hill). The core of the town is concentrated upon the Market Place and church, which lie between the Shudrick stream and lower slopes of Beacon Hill.

7.69 A large employment area exists to the west of the town, and due to its proximity to the A303/A358, additional employment growth has been proposed here in the South Somerset Local Plan since 1991 in recognition of its strategic importance and potential to generate jobs.

7.70 The town acts as a strong functional and service centre for the surrounding area, providing some 2,250[23]  jobs, including in the technical engineering and manufacturing sector. In retail terms, the centre is healthy and includes a range of national retailers, including a large supermarket, but also a number of independent shops and restaurants. There are a range of community services and facilities, including a library, banks and primary education (a first and middle school)

7.71 The immediate landscape setting of the town is defined by three hills, Beacon Hill to the north, Herne Hill to the southwest, and Pretwood Hill to the southeast. These hills broadly contain the spread of the town and its immediate rural edge. To the west, the setting is less defined, with the town extending toward the open land of the River Isle valley, and an edge that is reinforced by the A303 corridor.

7.72 There is a regular, albeit limited bus service in Ilminster to Taunton, Yeovil, Chard and Crewkerne. The South Somerset Cycle Route passes though the town. The level of self-containment is satisfactory with 40% of residents working locally[24]  (District average 43%). In order to help retain and build upon this self-containment it will be important that additional housing growth is balanced with employment growth.

7.73 Like other settlements in South Somerset, a key environmental issue is the value of Ilminster's historic environment - the historic layout and rich building styles which are prominent in the town centre, and dominated by the Minster and its tower, form part of the Conservation Area designated in 1973.

7.74 Flooding is also an issue for the town. It is constrained by Flood Zone 3 along the length of the River Isle and to the north and south of the A303.

7.75 The entire Parish area of Ilminster has been designated as a Neighbourhood Area for the purposes of the preparation of the Ilminster Neighbourhood Plan. Work is on-going and some local consultation has been carried out, but at the time of writing, it is too early to identify any particular emerging issues.

7.76 As set out in Policy SS1, Ilminster is classified as a Primary Market Town due to its strong employment, retail and community role.[25] 

7.77 It is important to sustain and enhance Ilminster's role as a Primary Market Town with a level of development that is appropriate to its size, character, environmental constraints and accessibility. The Local Plan will therefore support the development of around 839 dwellings over the plan period up to 2036. This includes 400 dwellings which are subject to outline planning[26]  on land south west of Canal Way, within the Local Plan Direction of Growth, and which this Local Plan Review allocates as Policy IM1.

7.78 Somerset County Council has identified that a new seven classroom primary school is required as part of this proposal; therefore, Policy IM1 includes the requirement to provide a new primary school.

7.79 There are two other sites that can deliver additional dwellings within the lifetime of the new Plan. These sites are set out below.

7.80 This site, with a total site area of 14ha, adjoins the town centre to the west and the Ilminster Conservation Area, with a number of listed buildings, to the north. There is a permissive footpath along the Shudrick Stream, which runs westwards through the site. The land rises to the south towards the Pretwood Hill ridgeline. Access from Townsend would be acceptable.

7.81 It is recognised that this site was the subject of close scrutiny at the previous Local Plan Examination and a subsequent planning application (14/02474/OUT) was dismissed at appeal. However, the Local Plan Review provides the opportunity to reconsider the allocation.

7.82 The Ilminster Peripheral Landscape Assessment is still relevant and identifies the relatively level land mostly to the north of the Shudrick Stream as having moderate to high landscape capacity for development. The site is in a sustainable location adjacent to the town centre, and in particular, a supermarket.

7.83 A sensitively designed scheme could potentially address the issues previously raised.

7.84 This site lies within Flood Zone 3 and extensive flood risk mitigation works will be necessary. Most of the surrounding land is to remain allocated for economic development, but in order to facilitate the viable delivery of this, it is accepted that some ‘enabling’ residential development is also probably necessary as part of a comprehensive mixed use development. The land to the north of Station Road provides better protection from flood risk. The housing should not be occupied until such time as the infrastructure for the employment development has been provided in order to provide some assurance that this will be realised.[27]

7.85 Ilminster displays a strong employment role relative to other settlements, it is host to a small cluster of high-tech businesses and key employers include Powrmatic, Daido, and the Dillington Estate.

7.86 Ilminster's strong locational advantage, being adjacent to A303 / A358 and in close proximity to the M5, should support the delivery new economic development in the town, and a key challenge will be to increase the number of micro-businesses and adding to the town's existing employment base.

7.87 Ilminster has delivered the second largest amount of employment land (in net terms) than any other settlement in the District. This can, in part, be attributed to the development of some key infrastructure, a supermarket at Shudrick Lane, and a new medical centre at Canal Way. The majority of land and floorspace delivered is still in traditional employment uses (‘B’ uses for planning purposes), reflecting the manufacturing history of Ilminster.

7.88 Employment sites at Station Road, close to the Southfields Roundabout, have been carried forward from previous Local Plans because of their location on the A303/A358 junction with good links to the M5. This is considered a strong locational advantage which could secure major investment into the District particularly once the A303 and A358 have been upgraded by Highways England.

7.89 Development has occurred on the land west of Horlicks (Hort Bridge) and now only one hectare of the original three remains available. The Highways Agency operates a maintenance depot from here and a motorhome storage and hire business was set up in 2015. It is likely that the remaining hectare will come forward over time.

7.90 Significant works are required to achieve highways access to the sites here and developer contributions are required for flood remediation by the Environment Agency and to upgrade the Southfields roundabout from Highways England. The site cannot be developed without this infrastructure. As Policy IM3 states, however, if part of the land were developed for residential purposes, this could assist with the site’s viability.

7.91 In order to ensure the viable delivery of any commercial development on Station Road (Policy EP1), the infrastructure associated with this element of a comprehensive development, such as roads and flood mitigation works, must be provided prior to the occupation of any of the dwellings on the site.

7.92 The employment land identified for the Strategic Employment Sites will deliver a sufficient supply of land in Ilminster to cater for the identified employment needs. However, this should not prevent further land coming forward, especially in the short term, if the market requires, and this can be delivered through the Development Management process.

7.93 As set out in Policy TC4, Ilminster is a Market Town in retail terms and the focus for any new retail development should be in the defined Town Centre. 

7.94 Ilminster town centre performs a local retail and service role. It is a healthy town centre with vacancy rates significantly below the national average (2.9% compared to 11.2%) and a high level of independent shops[28] . The popular Feast vegetarian restaurant has, however, vacated the town centre to move to Rose Mills, close to the A303. The Tesco Superstore which was built in 2007 has a short pedestrian link to the town centre.

7.95 The South Somerset Retail and Main Town Centres Uses Study identifies the following future capacity for retail floorspace.

Figure 7.5: Projected Retail Floorspace Capacity in Ilminster (m² gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.96 The limited projected growth in town centre floorspace could be met by small in-fill developments, shop extensions, including the use of upper floors, and retail opportunities identified in the Study: the former Gooch and Housego building and the Swan Precinct.

7.97 There is, however, additional capacity to accommodate a net increase in comparison goods retail floorspace above existing and committed retail provision. There is capacity for approximately 982m² (£4.8m expenditure capacity) net of additional comparison goods floorspace by 2028, which should assist in the retention of shopping trips from the local population and benefit the health of the town centre. Any additional provision can come forward through the Development Management process.

7.98 The Infrastructure Delivery Plan does not indicate the need for any 'critical' infrastructure[29] requirements to be provided in Ilminster as a result of the proposed new development. It does, however, identify a number of 'necessary' infrastructure[30]  requirements, which generally relate to open space and leisure facilities.

7.99 There is an identified need for a new/replacement first school for Ilminster associated with the overall scale of growth identified for the town.

7.100 Symphony Healthcare Services also advise that primary healthcare practices are operating at or close to capacity and an options appraisal to meet the needs of an increasing population will be necessary.

7.101 The Ilminster Feasibility Study regarding run-off at Long Close and Heron Way is programmed for 2019/20. The EA advise that the Hort Bridge Flood Alleviation scheme is programmed up to 2024/25. A surface water feasibility study for the town is currently programmed for 2018/19.

7.102 A waste water treatment works scheme is currently programmed by Wessex Water for Ilminster in 2020-2025.

7.103 Wincanton is situated in the east of the District towards the north of the Blackmore Vale overlooking the Cale valley.

7.104 The A303 trunk road now defines the south edge of Wincanton and gives the town good road links to London and the south west of England. Nearby towns include Bruton, Castle Cary, Gillingham and Milborne Port within 10 miles, and Yeovil and Sherborne about 15 miles away. Wincanton's population of 5,941[31]  makes it the fourth largest settlement in the District in terms of population. An area around the town centre and extending to the north is designated as a Conservation Area. Residential growth has taken place to the east of the town centre and on the Key Site at New Barns Farm to the south west. The main employment areas of the town are located to the south and south west of the town.

7.105 Wincanton is located within a rural setting and alongside nearby Castle Cary and Gillingham (in Dorset) and is important in serving the needs of residents in the rural east of South Somerset. In terms of retail, Wincanton has a range of independent stores as well as a couple of national retailers in the town centre and a couple of out-of–centre supermarkets to the south west. Other key services to be found in the town include a doctor's surgery, a hospital, a leisure centre, a library, banks and primary and secondary schools.

7.106 Wincanton has historic connections with logistics and distribution, with over 12% of local jobs in this sector (District average 3%)[32] ; and it continues to feature large elements of the dairy industry and food production. Wincanton PLC was established in the town and is now the largest British logistics firm. The town enjoys some particular tourism assets with its famous racecourse and association with Terry Pratchett’s 'Discworld' novels. Growth in lifestyle business has occurred in the last decade, associated with proximity to the south east and good connectivity. Wincanton Racecourse plays a role in the local economy by bringing people to the town.

7.107 Public transport to the larger settlements of Yeovil, Taunton and Gillingham is relatively good with a regular bus service, although links to other parts of the District are less good. Self-containment is reasonably high with nearly 60% of the population living and working in the town[33] .

7.108 Some of the key environmental issues at Wincanton include areas of high flood risk to the south and to the north east, a high quality historic environment within the Conservation Area and the presence of European Protected Species[34] .

7.109 A Regeneration Action Plan for Wincanton is a key priority for the District Council and this is referred to in more detail in Section 11 – Town Centre Regeneration and Retail.

7.110 The Wincanton neighbourhood area was designated in 2014. Since then, the Neighbourhood Plan has been the subject of independent examination and a referendum. More than 50% of those who voted in the Referendum said ‘Yes’, and the Neighbourhood Plan is now ‘made’.

7.111 The main objectives within the Neighbourhood Plan are the following:

• Identifying the most sustainable locations for development
• Housing suitable for Wincanton’s population
• New employment space near the A303
• Make the town centre more attractive to users
• Protect open spaces & improve walking & cycling routes

7.112 As set out in Policy SS1, Wincanton is classified as a Primary Market Town due to its strong employment, retail and community role.

7.113 It is important to sustain and enhance Wincanton’s role as a Market Town in the rural east of the District with a level of development that is relative to its size, accessibility, character and environmental constraints. It is recommended that about 563 dwellings are built in the town over the Local Plan period. Of these, 62 have already been completed and 281 are committed, leaving a residual requirement of about 220.

7.114 The higher ground to the west of New Barns Farm (the northern part) is identified as being in a visually sensitive area in the Neighbourhood Plan, where development would be visually prominent in the skyline. However, an area of 2.15ha is suitable for housing and could accommodate about 220 dwellings. Access should be via an additional arm off the Morrisions roundabout; and a secondary access provided via the New Barns estate. Access off Lawrence Hill may also be possible.

7.115 The A303 is a key route to the economic hubs of London and the south east, whereas other parts of the county rely more on the M5 and routes to the Midlands and the North. The existing main employment areas in Wincanton are located at:

• Wincanton Business Park;
• Bennetts Field Trading Estate; and
• The Tythings.

7.116 The proposed dualling of the entire A303 route will further improve Wincanton's connectivity 'offer' to potential inward investors. As well as bringing forward employment land required to keep self-containment levels high. The type of employment usage also needs to be considered carefully, for example, logistics which could be attracted to the location, could bring a sparser number of jobs to the available land supply. A key location for further employment land is west of Wincanton Business Park where land has been allocated in accord with the recommendations of the Employment Land Review 2019.

7.117 An area of land to the west of Wincanton Business Park is considered suitable for employment development, with access from a new spur on the Lawrence Hill roundabout.

7.118 The Retail and Main Town Centres Uses Study[35]  highlights that Wincanton town centre has a limited local catchment area. The main food shopping provision is the out-of-centre Morrisons and Lidl. Whilst there is a range of comparison (non-food) retailers in the Town Centre there is only one national multiple retailer – Boots. The library is located in the Town Centre and there are a variety of service uses including banks, hairdressers, estate agents and restaurants. The Wincanton Health Centre with associated pharmacy moved onto the New Barns Farm development in 2012. The householder shopper survey showed that most respondents do their non-food shopping in Yeovil or Taunton.

7.119 The Town Centre is well served by public car parks at Carrington Way, Memorial Hall and Churchfields.

7.120 As at April 2018, the town centre had a vacancy rate of about 13%[36] , somewhat higher than the national average of 11.2%, which indicates a lack of balance between supply and demand for premises. Developments outside the town centre cumulatively are reducing footfall and the vacancy rate is potentially a reflection of this.

7.121 The quantitative assessment of potential capacity for retail floorspace suggests the following for Wincanton:

Figure 7.6: Projected Retail Floorspace Capacity in Wincanton (m² gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.122 The re-occupation of vacant units could accommodate some of the growth. Improvements to public realm and the pedestrian environment may increase visitors to the area which, in turn, may reduce vacancy rates. The remaining projected capacity for food shopping will need to be met through the development of further sites. There is a relatively high projected convenience goods floorspace within Wincanton with a capacity to deliver a small supermarket within Wincanton Town.

7.123 The Retail and Main Town Centres Uses Study suggests a number of opportunities for town centre development. The overall development potential of each site has been assessed in the study and is considered to be as follows:

• Travis Perkins Site – reasonable
• Land Between Church Street and Car Park - reasonable
• Memorial Hall Car Park - poor
• Carrington Way Car Park – poor due to loss of car parking
• Vedler’s Hey – poor for town centre uses
• Memorial Hall Car Park – poor
• The Tythings – poor

7.124 The Travis Perkins site is considered to have “reasonable” potential for mixed use development with small/medium scale retail at ground floor level and residential or small office space above. The ‘Land between Church Street and car park’ also has “reasonable” potential for development of a small scale retail unit fronting onto High Street and Carrington Way. However, the availability of the Travis Perkins site is unclear as it remains in active use; it is not well related to the Town Centre boundary and would add to further out of centre development, which would potentially erode the town centre further. The ‘Land between Church Street and car park’ is also in existing use and includes the library. This site, combined with the vacant shop units could accommodate most of the floorspace projection up until 2029.

7.125 The Infrastructure Delivery Plan[37]  (IDP) identifies several items of infrastructure that are considered 'necessary' to provide at Wincanton. These include education, recreation and open space facilities. The previously identified need for additional Primary education space has now been resolved.

7.126 Whilst there are some local concerns regarding the provision of healthcare, NHS England and the CCG consider Wincanton to be well served with regards to surgery space.

7.127 There are some flooding issues relating to the River Cale so Sustainable Urban Drainage (SUDS) will be required for development in order that the situation is not made worse.

7.128 There are constraints in the existing potable supply and waste water networks to serve development sites. Further engagement is required with Wessex Water to consider the extent of improvements required.

7.129 The combined settlements of Ansford and Castle Cary lie on the southern edge of the Somerset Levels beside the River Cary. It is an attractive market town with four Conservation Areas and many listed buildings. It has a vibrant and attractive town centre with a number of independent retailers and eateries which serve a wider rural hinterland.

7.130 The combined settlements have a population of 3,332[38] . The relatively isolated nature of the town and its largely rural hinterland means that it serves a more strategic service role than one may expect.

7.131 The town's working age population of just over 50% is lower than the average across the County[39] . The town's major employers are based on the Torbay Road Industrial estate and include Centaur Services, Royal Canin, and Snell 2000 Ltd. Of those people in work, nearly 66% leave the area for employment[40]  - more than the average across the District. The largest sector in the town is manufacturing with 22% of all jobs[41] . There are local concerns about high amounts of HGV traffic in the area. The Cary Moor Environmental Centre and Recycling depot are about 2.0km to the south west at Dimmer.

7.132 Part of the reason a high proportion of people out-commute may be the proximity to rail services. To the north of the town Castle Cary railway station serves the West of England and Heart of Wessex lines. Station parking is currently restricted, although GWR have now acquired land adjacent to the station to provide additional parking spaces, which may offer the opportunity to enhance train services in future.

7.133 The town supports a full range of services including a secondary school, doctor's surgery, pharmacy, dentist, library, convenience store, post office and public houses, although the last remaining bank closed in October 2017. The town centre provides quality shopping with many niche and independent traders and a range of supplementary services. It is accessible by bus and has parking provision but there is congestion at peak times on Fore Street. The choice of convenience shopping is limited. The town centre is liable to flooding, but the main areas of Flood Zone are to the north of the railway line. The town centre has an historic character and much of it is designated a Conservation Area.

7.134 The Castle Cary and Ansford Neighbourhood Plan Area was designated in June 2015; the Plan was examined during March/April 2019. Subject to modification it was recommended that the Plan proceed to referendum. The aims of the Plan are:

• To ensure that all new development respects the special character of the market town of Castle Cary and the parish of Ansford, in particular, that new housing developments are of good quality, are energy efficient, and have as low an environmental impact as possible.
• To support the level of new dwellings required by the South Somerset Local Plan, giving priority to the re-development or re-use of brownfield sites within the existing urban area and to affordable and social housing to meet local needs, with a mix of shared ownership/tenancy types.
• To broaden the employment base of the town by supporting an environment in which enterprise can flourish, attracting new employers and creating new jobs for local people of all ages.
• To ensure that the growing community is supported by the necessary infrastructure, with new housing provision, employment growth, and provision of roads and additional community facilities, progressing in an integrated manner.
• To support increased tourism to the town and the wider area by preserving and promoting the area’s heritage and retaining its special character.
• To support, encourage and promote a range of shops and businesses in the town centre, protect the market, and maintain the free parking and public toilets.
• To promote and support safe travel for all by better management of traffic movements into and through the town centre; seeking improvements to public transport, cycle paths, footpaths, rights of way, and parking provision; and improving links to town centre shops, schools and the railway station.
• To foster and promote opportunities for education, training, sporting activities, cultural stimulation and fun – for people of all ages.
• To maintain and enhance the urban green spaces and the natural environment within the countryside surrounding both parishes for the enjoyment of all.

7.135 As set out in Policy SS1, Ansford and Castle Cary is classified as a ‘Market Town’ due to the settlement having a strong employment, retail and community role[42] . Given its relatively small scale and nature compared to some of the larger Market Towns, Ansford and Castle Cary is identified as a Local Market Town (alongside Somerton and Langport and Huish Episcopi) with a reduced scale of growth to match.

7.136 A total of 559 new dwellings on several sites in Ansford and Castle Cary currently have planning permission but have not been commenced[43] . The majority of these are within the adopted Local Plan Direction of Growth[44] . There is also a pending planning application for 81 new dwellings at the BMI site[45] . However, since 2016, there have been only seven new dwellings completed in the settlement. Sites with planning permission within the Local Plan Direction for Growth are shown for information on the map in Appendix Two of this document.

7.137 Given the absence of building work in the settlement and the lack of any guarantees that all the homes granted permission will be constructed, it is considered important to maintain an adequate supply of developable sites, and for this purpose, two allocations, which could deliver about 80 additional dwellings are proposed. Both are within the designated ‘Direction of Growth’ in the Local Plan. This level of provision will support the town centre business role and help support community facilities such as the local secondary school and health centre.

7.138 Saved Local Plan allocations HG/ANSF/1 Land at Hillcrest School and HG/CACA /2 Land west of Remalard Court (Foxes Run) are retained. The brownfield site at Hillcrest School has planning permission and has been implemented, however, progress appears to be slow. The Foxes Run site has recently been approved at appeal for 27 dwellings.[46]

7.139 This would provide a logical extension to existing permissions to the north and south and could deliver about 60 dwellings plus 0.85ha of employment land as an alternative to the employment land within the approved site to the south. However, the site is land locked so access will have to be achieved via the developments to the south or north.

7.140 This site is of a smaller scale and would contribute to an overall mix of site sizes; it could accommodate about 20 dwellings and would preferably be accessed from the approved development at Well Farm rather than from Station Road.

7.141 This site is located between Torbay Road and Station Road[47] .  It has outline planning permission for up to 165 dwellings, 2 hectares of employment land and a safeguarded site for a school[48] . Reserved matters have yet to be submitted, therefore, the land is allocated for mixed use development comprising housing and employment. The provision of a road between Torbay Road and Station Road is retained in the allocation. The site for a new primary school has been safeguarded separately under Policy AC4.

7.142 Ansford and Castle Cary has delivered the highest amount of land and second highest amount of floorspace (in net terms) of all the settlements in the District since 2006. Some key developments have been on the Torbay Road Industrial Estate and include the completion of the Royal Canin pet food factory, the erection of a large workshop, and an extension to Centaur Services. A further 2ha of employment land at Torbay Road has outline planning permission[49]  and is the subject of Policy AC3. This is not sufficient to meet the employment land need identified in the Employment Land Review, 2019, therefore, an adjacent mixed-use site includes 0.85ha for employment use and is being advanced by way of Policy AC1.

7.143 The settlement of Ansford and Castle Cary is identified as a District Centre in this Local Plan. The Retail and Main Town Centres Uses Study[50]  identifies that it has a below national average vacancy rate (10.1% compared to 11.2% in 2017). The town centre is located within one of the Conservation Areas and this means the public realm is of a high quality.

7.144 The streets are narrow and there is only limited on-street parking but free car parking is available at Millbrook Gardens (85 spaces) and Catherine’s Close (36 spaces).

7.145 There is no large supermarket serving the town which has many small scale independent suppliers, although there is a Co-op convenience store located within the town centre. The local community are keen to retain the convenience offer in the town centre location.

7.146 The capacity for the expansion of the retail offer in Ansford and Castle Cary is modest (somewhere between a large convenience store and a small supermarket) and would be expected to be focused upon the Town Centre.

7.147 The quantitative assessment of potential capacity for retail floorspace suggests the following for Ansford and Castle Cary:

Figure 7.7: Retail Floorspace Capacity in Ansford and Castle Cary 2017-2034 (m² gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.148 The town centre is considered vulnerable to potential out of centre retail development by virtue of the fact that it does not possess a supermarket or large convenience store and contains many smaller size outlets. For this reason, it is considered appropriate to have a local retail impact threshold of 250m² above which any retail proposal would be required to provide an impact assessment.

7.149 The Infrastructure Delivery Plan (IDP) shows that the development proposed for Ansford and Castle Cary in the Local Plan is unlikely to result in abnormal or fundamental infrastructure constraints relating to flood risk and drainage, utilities, telecommunications, waste and recycling, and emergency services.

7.150 Wessex Water advises that a waste water treatment works scheme should be programmed for 2021-2025.

7.151 With regards to health, the Millbrook Practice has experienced a significant increase in patient numbers since 2014, giving a higher than usual patient to GP ratio. Some funding has been secured to improve overall space standards.

7.152 A new MUGA is required for Ansford and Castle Cary (Priority 2).

7.153 Ansford and Castle Cary has one primary school and one secondary school, albeit with no sixth form provision. There is capacity within Castle Cary Primary School to meet the initial demand from development, but a site for a new expanded school has been identified as part of planning application 15/02347/OUT to meet demand in the longer term, and Policy AC3 safeguards this from alternative use.

7.154 As stated earlier, additional parking is required at Castle Cary railway station. This would provide enhanced capacity and could justify extra services being run in future, thereby reducing the reliance on private vehicles for longer journeys. However, with a higher frequency of trains already being planned from May 2019, this is likely to exacerbate increasing demand for spaces.

7.155 The South Somerset Strategic Flood Risk Assessment identifies the town centre as a location liable to flood due to surface water run-off from nearby hills. Planning applications for new development will be expected to avoid contributing to existing flood risk by including adequate drainage measures and Sustainable Urban Drainage Systems (SUDS). The Environment Agency has noted there are delineated groundwater source protection zones in the vicinity of Ansford and Castle Cary. However, this is not considered an issue by virtue of the distance between the strategic direction for growth and the delineated groundwater source protection zones.

7.156 Langport and Huish Episcopi is a small town in the north of the District, located on the banks of the River Parrett at the meeting of major roads that link the town with Taunton, Bridgwater and the A303.

7.157 The settlement has a population of 3,055 people[51]  today, but with fewer people of a working age than the average across Somerset. The main employment area is to the west of the town at Westover Trading Estate. A large part of the town, including the whole town centre, is designated as a Conservation Area.

7.158 Langport and Huish Episcopi is located within a sensitive and rural landscape, largely defined by its proximity to the Somerset Levels and Moors; it possess a prominent tourism role. However, much of the town is surrounded by areas of high flood risk due to its proximity to the River Parrett and its flood plain which forms the Somerset Levels and Moors. The Somerset Levels and Moors are highly valued both in terms of wildlife (parts being internationally recognised for wildlife presence as a Special Protection Area (SPA) and Ramsar), and cultural and recreation opportunities. Tourism is important for the town with many small businesses being linked to providing facilities and attractions for visitors who value opportunities to walk, cycle and ride horses in the Somerset Levels and Moors, particularly along the Parrett trail.[52]

7.159 As the wider area around the town is sparsely populated, Langport and Huish Episcopi functions as an important settlement serving the surrounding rural community. Some of the key services and community facilities include primary and secondary schools, sports hall, supermarket, and library, although the town no longer has a bank. Langport and Huish Episcopi has a small town centre that provides a range of service goods to cater for the day-to-day needs of the residents; convenience retailing in the town is dominated by a single supermarket, whilst the comparison sector is mainly limited to independent and specialist stores.[53]  There is a regular bus service to Yeovil and Taunton, and a national cycle route passes through the town.

7.160 As set out in Policy SS1, Langport and Huish Episcopi is classified as a ‘Market Town’ due to the settlement having a strong employment, retail and community role[54] . Given its relatively small scale and nature compared to some of the larger Market Towns, Langport and Huish Episcopi is identified as a Local Market Town (alongside Somerton and Ansford and Castle Cary) with a reduced scale of growth to match.

7.161 In order to sustain and enhance Langport and Huish Episcopi’s role as a Market Town, with a level of development that is relative to its size, accessibility, character and environmental characteristics, 351 dwellings should be built in the town during the Local Plan Review period. 146 units are already committed and 25 completed.[55]  As such, further provision should cater for around 180 dwellings. As the HELAA demonstrates, there are sites available within the existing urban area in Langport and Huish Episcopi. [56]

7.162 There are two sites that can deliver additional dwellings within the lifetime of the new Plan and these sites are set out below.

7.163 There has been a previous outline approval for a development of up to 80 dwellings here. There must be a wide screen landscape buffer to the north of the site to protect the setting of the listed Old Kelways building beyond. An existing public Right of Way will need to be re-routed and a Diversion Order sought.

7.164 In order to protect the setting of Wearne Lane to the north, there will need to be a substantial buffer of screen planting on the northern part of the site

7.165 As set out in Policy SS3, 1.5ha of employment land should be delivered in Langport and Huish Episcopi over the Local Plan period. Over 60% of residents travel elsewhere to work, with many travelling to Yeovil and Somerton[57] .

7.166 Analysis of completions during the Local Plan Review period (2016-2018) illustrates that the employment land market has been fairly flat recently.  As at 31^st March 2018, there have been no completions and no land under construction for B uses. However, there is permission for just under 1 hectare of employment land at the Westover Trading Estate which has yet to be implemented. Most of the new additional floorspace in the town has been delivered through the Great Bow Yard offices, community space and a café development, and additional classrooms at Huish Academy. Due to Langport’s role as a tourist destination, most of the employment growth has been in the service and leisure sector[58] .

7.167 The Retail and Main Town Centres Uses Study[59]  highlights the link between town centre businesses and the settlement’s role as a tourist destination.

7.168 The historic town centre has narrow highways, significantly limiting on-street parking. There are, however, four well-located car parks and a regular bus service to serve town centre visitors.

7.169 The town centre vacancy rate is 3.9%, significantly below the national average of 11.2%. It’s good range of comparison units and low vacancy rate therefore suggest that the town centre is healthy.

7.170 The Study’s projected retail floorspace capacity for Langport and Huish Episcopi is shown in Figure 7.8.

Figure 7.8: Projected Retail Floorspace Capacity in Langport and Huish Episcopi (m² gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.171 This suggests a modest amount of growth in the ‘comparison’ and ‘food and beverage’ sectors and a reasonable capacity for additional facilities. In accordance with the Study, it is not considered necessary to allocate any sites to meet the projected capacity.

7.172 The ability for new retail development to be delivered in Langport and Huish Episcopi will be limited by its size, natural catchment area, and level of commercial market interest. There is no significant need for new convenience retailing given the existing large supermarket, and the natural catchment and expenditure capacity of the town will limit the potential for large scale additional convenience goods provision; such proposals would also cause concerns over the impact on existing retail provision in the town. Therefore, for both convenience and comparison retailing, a general strategic approach is recommended for Langport and Huish Episcopi that acknowledges the need to retain shopping trips within the town and supports proposals that increase this retention. Policy TC6 states that a retail impact assessment will be required for retail proposals above 250 m² in Langport and Huish Episcopi, which is considered appropriate for the scale and character of the town.

7.173 The Infrastructure Delivery Plan identifies several infrastructure issues that are considered ‘necessary’ to support development at Langport and Huish Episcopi, which generally relate to open space and sports facilities. One of the specific infrastructure requirements are improvements to the community hall.

7.174 Planning permission has been granted on the Westover Trading Estate for a scheme which includes raising parts of the estate road by up to 0.8m. Additional flood risk infrastructure is required to better manage flood risk. The Environment Agency has already considered an embankment scheme which may provide a comprehensive solution for the future. Wessex Water has completed a capacity scheme at Langport Sewage Treatment Works, but further work may be required.

7.175 Somerton has a population of 3,693 people.[60]  It is a relatively compact town, set above the Cary Valley with the central core concentrated upon the market place and church. The town centre and an area to the east of the town is designated as a Conservation Area. Recent residential growth has spread to the west of the town centre, and the main employment area is the Bancombe Road Trading Estate to the north-west.

7.176 Somerton is located in a rural setting and is important in serving the needs of residents in the rural north of South Somerset. In terms of retail, Somerton has a reasonably healthy, well-kept and attractive town centre with a range of independent stores including a small supermarket and specialist food stores that meet the day to day needs of local residents. Some of the other key services in Somerton are a library, doctor's surgery, banks, and a primary school.

7.177 The proportion of economically inactive people in the town is higher than average in Somerset, but unemployment levels are very low.[61]  The largest proportion of jobs are in manufacturing, but this is lower than average in the District.

7.178 Public transport to the larger settlements of Yeovil, Taunton and Street is relatively good with a regular bus service, although links to other parts of the District are poor. A national cycle route passes through the town. However, based upon 2018 Census data, it would indicate that self-containment is relatively low with over 60% of Somerton residents travelling to work elsewhere[62] .

7.179 Some of the key environmental issues at Somerton include areas of high flood risk to the north, east and south of the town; a high quality historic environment; and the presence of protected species near the town, including Bats, Large Blue butterflies, dormice and Bewick Swans.

7.180 A draft Community Plan was prepared in March 2018.An emerging theme is a local desire to reduce density of future developments, ensuring that green spaces are included and maintained, that landscaping within new developments enhances the environment, encourages wildlife and preserves green spaces, where possible.

7.181 There is also a local aspiration for a new combined school on a single site and SCC have acquired land for this purpose north of the Bancombe Road Trading Estate

7.182 As set out in Policy SS1, Somerton is classified as a 'Market Town' due to the settlement having a strong employment, retail and community role.[63]  Given its relatively small scale and nature compared to some of the larger Market Towns, Somerton is identified as a Local Market Town.

7.183 It is important to sustain and enhance Somerton's role as a Market Town in the rural north of the District with a level of development that is relative to its size, accessibility, character and environmental constraints. Therefore, at least 574 dwellings should be built in the town over the Local Plan Review period. 354 dwellings have already been committed, with 80 completions in the first years of the Local Plan period. Based upon this, there is a residual housing requirement for about 140 dwellings.

7.184 There is one site that can deliver additional dwellings within the lifetime of the new Plan.

7.185 A right of way runs through the site and the railway line runs along its southern boundary.  The amenity impacts of the railway line need to be considered and a substantial planted buffer provided. Access to the site should be via a widened Ricksey Lane.

7.186 The main employment area in Somerton is the Bancombe Road trading estate. Policy SM2 facilitates an increase in the size of the estate by 3.0ha to reflect the recent granting of outline planning permission. In taking the current situation into account, the Employment Land Review has suggested a further allocation on land north of Edgar Hall. This is taken forward in Policy SM3 and would result in a marginal oversupply of employment land but would help cater for nearby settlements such as Langport that are heavily constrained in terms of their supply.

7.187 The Retail and Main Town Centre Uses Study[64]  identifies that Somerton has a high vacancy rate. The settlement is fairly self-contained and the results of the household survey indicate that it retains 75% of convenience shopping and 60% of comparison shopping.

7.188 The Study highlights that the town centre represents a high quality public realm with an expenditure surplus that could support future provision improvements, which should be met primarily through the reoccupation of vacant

Figure 7.9: Projected Retail Floorspace Capacity in Somerton (m² gross)

Source: South Somerset Retail and Main Town Centre Uses Study, 2017

7.189 The town centre has a good balance of shops, including a small supermarket, and is therefore considered vulnerable to potential out of centre retail development. It is considered appropriate to require a local retail impact assessment for retail proposals greater than a threshold of 250m² given the scale and nature of the town (Policy TC6).

7.190 The Infrastructure Delivery Plan identifies several infrastructure issues that are considered 'necessary' to provide as a result of new development at Somerton, which generally relate to open space and sports facilities.

7.191 As previously stated, there is a local aspiration to combine the existing two primary school settings onto a single new site. Such a site has been purchased by Somerset County Council, the access to which will need to be via the development site to the north of Bancombe Road, which is located immediately to the south across Bradley Hill Lane. The lane itself would not be suitable for access to a school.

7.192 Capacity appraisals have been completed for existing planning permissions north of St Cleer’s Orchard site[65] . These indicate improvements are required to the downstream sewer network. Further assessment of options in respect of foul/ water supply networks will be necessary in future.