February 2023
Prepared by:
Laura Polley - Planning Consultant
George Williams - Graduate Development Surveyor
Greenslade Taylor Hunt
Winchester House
Deane Gate Avenue
Taunton
Somerset TA1 2UH
GRAHAM FORD Partner graham ford@gth net
MARK CHUGG Partner, Head of Department mark chugg@gth net
CLAIRE ALERS-HANKEY Partner claire alershankey@gth net
ANDREW PRESTON Associate andrew preston@gth net
MARK RICHARDS Associate mark richards@gth net
STEPHEN BAIMBRIDGE Associate stephen baimbridge@gth net
LAURA POLLEY Planning Consultant laura polley@gth net
TOM HUMPHREYS Graduate Planner tom humphreys@gth net
JAMES NELSON Development Surveyor james nelson@gth net
GEORGE WILLIAMS Graduate Development Surveyor george williams@gth net
KIRSTY KUTINYU Trainee Surveyor kirsty kutinyu@gth net
PHILIPPA SAVAGE Trainee Surveyor philippa.savage@gth.net
SAM KNOWLTON Graduate Planner sam knowlton@gth net
Welcome to the February 2023 South West Planning Policy Overview. This document has been developed by the Greenslade Taylor Hunt, Development Land and Planning Department and aims to draw together the key planning and development information for Local Authorities across the South West in one accessible place. Whilst every effort is made to ensure this document has the latest up-to-date information, changes in planning policy may occur in between publications.
We would be grateful for any feedback you have regarding this resource. Please email landplanning.taunton@gth.net with any comments or suggestions.
The key changes since the December 2022 version are as follows:
Consultation on the draft East Devon Local Plan closed in January. Consultation on the next stages of the Local Plan is expected in the summer;
Teignbridge Council are currently consulting on their proposed Local Plan 2020 – 2040. The consultation is open until 13th March 2023; and
Dartmoor National Park are currently consulting on their draft Housing SPD. The consultation is open until 5pm Monday 27th March 2023.
We will shortly see the formation of the new Somerset Council. The new Somerset Council will be operational from 1st April 2023. It is currently unclear what impact this will have on the delivery of planning services. We are also eagerly anticipating the launch of a new Local Plan to cover the plan area.
In terms of National Planning Policy, our Development Land and Planning Team have prepared a briefing note discussing the proposed reform to National Planning Policy. You can view the Brief Note here We are also awaiting the results of the 2022 Housing Delivery Test with results usually published in either January or February.
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
East Devon Local Plan (Adopted January 2016)
Local Plan Consultation ran from Monday, November 7th 2022 until Sunday, January 15th 2023.
Emerging Local Plan Current Draft
Made Neighbourhood Plans Emerging Neighbourhood Plans
Site Allocations
Latest SHLAA / HEELA Interactive Mapping Call for sites Contained within the Local Plan HEELA Policy Map Call for Sites closed on the 15th March 2021.
Housing Delivery Test 5YHLS
2021 – 123% No action
2020 – 122% No action
2019 – 121% No action
2018 – 134% No action
Report from a strategic planning committee (4th October 2022) confirms a supply of 4.68 years
n/a Contributions
Relevant Appeals
Affordable Housing CIL Space Standards
Contained within the LP Policy Strategy 34.
EDDC - CIL Charging Schedule (2021)
Rates for development (charging from Feb 2021)
See Section 2 for Charging Zones
Market n/a Affordable n/a
News, Updates and Current Consultations
Local Plan Consultation ran from Monday, November 7th 2022 until Sunday, January 15th 2023.
Saved
(Adopted March 2005)
(Adopted February 2012)
New
Draft Plan Consultation now closed. Expected to be published in February 2023.
St James Neighbourhood Plan
None
4
Market No Affordable no
• Residential £126.79
• Purpose built Student Housing £63.39
Planning Policy
15/02/2023
Adopted Emerging Adopted Emerging / Area Designated
Adopted: New North Devon and Torridge Local Plan (Adopted in October 2018)
People and Place Project
Issues and Preferred options consultation anticipated in November 2022
Torridge Winkleigh Great Torrington
North Devon Georgeham
Torridge Neighbourhood Plans
North Devon Neighbourhood Plans
Site Allocations
North Devon and Torridge SHLAA (May 2016) Please refer to document reference EB/HSG/4a in examination library
North Devon Online Planning application Map Policies Map
5 year Land Supply: 6.4 years (Nov 2019) – has since been proven inaccurate, see appeal decision.
Open
Latest SHLAA / HEELA Interactive Mapping Call for sites Site allocations are contained within the adopted LP.
The five year housing land supply for North Devon and Torridge was successfully challenged through an appeal against the refusal to grant planning permission for 181 dwellings in Great Torrington (APP/W1145/W/19/3238460) published on the 18th March 2020 which determined that it was not possible to demonstrate a five year supply of deliverable housing land. (link).
Plymouth City Council
Planning Policy Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Plymouth and South West Devon Joint Local Plan (Adopted March 2019)
Plymouth Plan (March 2019)
Plymouth and South West Devon Supplementary Planning Documents
A review of the Joint Local Plan will be completed by 26 March 2024 at the latest.
A new revised Local Development Scheme setting out the detailed timetable for the review will be produced by the beginning of 2022.
KTK
Plympton St Mary (May 2019) Barne Barton (September 2014)
Devonport (May 2015)
Hoe (re-designated on the 14th July 2022)
Site Allocations Latest SHLAA / HEELA Interactive Mapping Call for sites See Plymouth City Council Allocations on JLP page. SHLAA 2017
– 139%
11 or more dwellings =30% on site. Off-site provision or commuted payments will only be allowed where robustly justified.
Planning Applications n/a.
years as of December 2022 n/a.
Adopted April 2013. Charging Schedule.
Chargeable Development: (2022 rates)
• Residential (Unless located within Zone shown on Map 1)£47.54
Market Yesnational standards (Policy DEV10). Affordable
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Plymouth and South West Devon Joint Local Plan (Adopted March 2019)
Plymouth and South West Devon SPD
A review of the Joint Local Plan will be completed by 26 March 2024 at the latest.
A new revised Local Development Scheme setting out the detailed timetable for the review will be produced by the beginning of 2022.
South Hams Made Plans All emerging Neighbourhood plans can be found via this link.
2021 – 128% No action
2020 – 144% No action.
2019 – 139% No action.
2018 – 191% No action.
Policy DEV8:
6-10 dwellings=30% off site commuted sum
11 or more dwellings =30% on site. Offsite provision or commuted payments will only be allowed where robustly justified.
5.97 years as of December 2022
South Hams have not adopted a CIL Charging schedule Financial contributions are to be sought using S.106 agreements.
Planning Policy
Neighbourhood Planning
Adopted Emerging Adopted Emerging / Area Designated Teignbridge Local Plan 2013-2033 (Adopted May 2014)
The Proposed Submission Local Plan 2020-2040 (Regulation 19) is now available for consultation.
The consultation will run from noon 23 January 2023 to noon 13 March 2023. View the consultation documents here
Abbotskerswell (January 2017)
Bishopsteignton (October 2017)
Bovey Tracey (March 2022)
Chudleigh (March 2020)
Exminster (March 2015)
Newton Abbot (June 2016)
Ogwell (April 2018)
Ide (September 2018)
Kenton (March 2020)
Ashburton (April 2014)
Broadhempston (April 2019)
Buckfastleigh (March 2013)
Ipplepen (2015)
Dawlish (April 2015)
Denbury and Torbryan (June 2016)
Haccombe-with-Combe (December 2012)
Teignmouth (February 2013)
Policy WE2 of the adopted LP. Affordable Housing SPD outlines the councils approach. Schemes of more than 10 dwellings (urban areas) should provide affordable homes (between 20-30%)
Schemes of more than 5 dwellings (rural settlements) should provide affordable homes (between 2030%).
The Proposed Submission Local Plan 2020-2040 (Regulation 19) is now available for consultation.
The consultation will run from noon 23 January 2023 to noon 13 March 2023.
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Torbay Local Plan - A landscape for success
2012-2030 (Adopted December 2015)
Torbay Local Plan update Growth Options Consultation has now closed
Brixham Peninsula; Paignton; and Torquay
Broadsands, Churston and Galmpton Neighbourhood forum
Site Allocations
HELAA (2021) Planning application search.
Latest SHLAA / HEELA Interactive Mapping Call for sites Site allocations are outlined within the LP and neighbourhood plans.
Not currently open
2021 – 75% - Buffer required
2020 – 80% buffer required.
2019 – 93% Action Plan required.
20189 – Action Plan required.
2.52-years as of April 2022 n/a
Contributions
Affordable Housing CIL Space Standards
Outlined within Policy H2 of the LP.
30 dwellings plus = 30%
Detailed available within the Affordable Housing SPD
CIL adopted in June 2017 Residential: £70 per sq. m. before indexation.
See charging schedule for details.
Market Policy DE3regard given to national standards. Affordable
West Devon
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Planning Policy
Plymouth and South West Devon Joint Local Plan (Adopted March 2019)
Plymouth and South West Devon SPD (March 2020).
A review of the Joint Local Plan will be completed by 26 March 2024 at the latest.
A new revised Local Development Scheme setting out the detailed timetable for the review will be produced by the beginning of 2022.
Bere Peninsula (October 2018)
Bridstowe and Sourton (September 2021)
Highampton (May 2021)
Milton Abbot, Chillaton and Kelly
Emerging (Link):
Bratton Clovelly
Buckland Monachorum
Bere Ferrers
Exbourne
Lamerton
Lifton
Meeth
Okehampton
Tavistock Site
2021 – 128% No action
2020 – 144% No action.
2019 – 139% No action.
2018 – 69% Buffer required.
North Tawton (May 2021)
5.97-years as of December 2022 n/a
Contributions
Affordable Housing CIL Space Standards Policy DEV8: 6-10 dwellings=30% off site commuted sum
11 or more dwellings =30% on site. Off site provision or commuted payments will only be allowed where robustly justified.
West Devon have not adopted a CIL Charging schedule Financial contributions are to be sought using S.106 agreements.
Market Yes, as stated in Policy DEV10 (National Standards).
Affordable
Refer to original District Council for adopted Planning Policy
Refer to original District Council for current policies
News, Updates and Current Consultations
Plans
Contributions
CIL rates vary across the Council area. 2021
Charging Schedule
Consultations on the Dorset Local Plan options have now closed, comments are now being reviewed.
15/02/2023
TJH
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Christchurch and East Dorset Local Plan - Part 1 Core Strategy (Adopted April 2014)
Consultation on the Dorset Council Local Plan closed on Jan 15th 2023
Dorset Council Neighbourhood Plans
Dorset Council Neighbourhood & Emerging Plans
Site Allocations
Monitoring Report 201920 https://explorer.geowesse x.com/
Latest SHLAA / HEELA Interactive Mapping Call for sites Site Allocations are contained within the adopted North Dorset Local Plan Part 1 (adopted January 2016)
No call for sites period currently open.
News, Updates and Current Consultations
Dorset Council Local Plan to be adopted around spring 2023. The adopted local plans for the former council areas are in place until the new local plan is adopted.
North Dorset (Now part of Dorset Council)
15/02/2023
TJH Planning Policy
Neighbourhood Planning
Adopted Emerging Adopted Emerging / Area Designated
North Dorset Local Plan
2011-2031 (Adopted
January 2016)
Site Allocations
Site Allocations are contained within the adopted North Dorset Local Plan Part 1 (adopted
January 2016)
Consultations on the Dorset Local Plan options have now closed comment are not being reviewed.
Made Neighbourhood Plans Neighbourhood Plans in progress
Latest SHLAA / HEELA Interactive Mapping Call for sites
Live SHLAA Database Constraints and Designations
Housing Delivery Test 5YHLS
2021 -69% - Presumption
2020 – 59%
Presumption in Favour of Sustainable Development
2019 - 71%
Buffer Required (20%)
2018 - 82%
Buffer Required
Affordable Housing
Set out in Policy 8.
AONB – 6-10
Elsewhere – 11+
Gillingham & Sturminster
Newton = 25%
Shaftesbury & Blandford = 30%
Everywhere else = 40%
News, Updates and Current Consultations
5.17 years as of March 2021
Renewed Call for Sites is open. Sites submitted after 31st January 2021 are not likely to be considered
Appeals
North Dorset are now claiming a five year housing land supply of 5.17 years. However, as housing delivery was 69% in the latest HDT the presumption in favour of sustainable development still applies.
West Dorset, Weymouth and Portland (Now part of Dorset Council)
(The council maintain their 5YHLS but has reduced to 5.5 years)
West Dorset, Weymouth and Portland now show a 5YHLS of 5.5years (P.OUT.2022.02496)
Mendip District Local Plan 2006-2029. Part 1: Strategies and Policies
Mendip Local Plan Part 2: Sites and Policies
List of Development Plan Documents (Including SPD’s, Neighbourhood Plans, Parish Plans, Conservation Appraisals etc).
Mendip Plan Review 20202024
The Plan Review will join as work for a unitary plan for Somerset.
A new unitary council for Somerset is expected to be established in April 2023.
Call for sites is now open
Cheddar (October 2018);
Netherstowey (2021);
Wedmore
Wembdon
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Refer to original District Council for adopted Planning Policy
Local Plan 2020-2040
Work on the Somerset West and Taunton Local Plan are no longer progressing. Will continue to produce evidence base to inform future Somerset-wide Local Plan.
Somerset West and Taunton made Neighbourhood Plans
Somerset West and Taunton Neighbourhood Plans in Progress
Site Allocations
SADMP 2028
Latest SHLAA / HEELA Interactive Mapping Call for sites
Strategic Housing Employment Land Availability Assessment (May 2022)
SHLAA review expected to be published in March.
Interactive Map (Planning history, TPO’s and Listed buildings)
Monitoring
2021 – 76% - Buffer Required Refer to original District Council.
Refer to original District Council for current policies
Former Taunton Deane Area – Yes
Call for sites is open. Deadline is 31st December.
Relevant Appeals
Former West Somerset Area - No
Market Check original District Council
Affordable News, Updates and Current Consultations
The latest strategic housing employment land availability assessment that the former Taunton Deane area cannot demonstrate a five year housing land supply. Current projections indicate the supply equivalent to 4.04 years
Call for sites is now open.
South Somerset
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
South Somerset Local Plan 2006-2028 (March 2015) Local Plan Review 20202040
Consultation on Publication Plan expected Mid 2022. However, progress on the Local Plan Review may pause to account for the creation of the Unitary Authority
Castle Cary;
East Coker;
Martock;
Queen Camel;
South Petherton; and
Wincanton
North Cadbury and Yarlington
Compton Dundon;
Crewkerne & Misterton;
Huish Episcopi;
Ilminster;
Keinton Mandeville;
Milborne Port;
Site Allocations Latest SHLAA / HEELA Interactive Mapping Call for sites Adopted Site Allocations are contained within the South Somerset Local Plan (2006-2028).
Housing and Economic Land Availability Assessment Report (August-2021)
Your Area – Heritage and TPO Constraints
Not currently open.
Draft allocations will be within the Local Plan Review 2016-2036
However, policy is superseded by obligations set out in the NPPF and PPG.
Yes – CIL is charged on residential development and large out of town retail
Taunton Deane (Now part of Somerset West and Taunton)
15/02/2023
PNS Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Taunton Deane Core Strategy 2011 - 2028
Taunton Deane Site Allocations and Development Management Plan Document (December 2016)
Somerset West and Taunton Local Plan 20202040
Bishops Lydeard and Cothelstone;
Creech St Michael;
Trull & Staplehay; and;
West Monkton & Cheddon Fitzpaine.
Hatch Beauchamp;
Oake;
Ruishton and Thornfalcon;
Wellington; and
Wiveliscombe.
Site Allocations
Strategic Housing Employment Land Availability Assessment (May 2022)
Housing Delivery Test
5YHLS
Refer to Somerset West and Taunton
Latest SHLAA / HEELA Interactive Mapping Call for sites Site allocations are contained within the Core Strategy and the SADMP
Refer to Somerset West and Taunton
Now assessed as Somerset West and Taunton Strategic Housing Employment Land Availability Assessment (May 2022)
Current supply 4.04 years
Bagley Road appeal- Up to 205 dwellings was approved September 2018 (Appeal Ref: APP/D3315/W/17/3179264) as deemed to comply with the Development Plan and the location was accepted as a sustainable location in principle.
Contributions Affordable Housing CIL Space Standards
Yes – Policy CP4 and Affordable Housing SPD Target 25% on sites of 5 or more.
The Council have set aside this policy in favour of the NPPF and PPG requirements
News, Updates and Current Consultations
Yes – CIL charged on Residential Development (Excluding within Wellington Settlement Limits and Taunton Town Centre) and retail developments outside of Taunton and Wellington Town Centres.
2014 Rates: Rural Residential = £125
Taunton Residential (exc Town Centre) = £70
Retail (out of Town Centre) = £140
Market Y
Affordable Y
Policy D10 SADMP
The latest strategic housing employment land availability assessment that the former Taunton Deane area cannot demonstrate a five year housing land supply. Current projections indicate a supply equivalent to 4.04 years
West Somerset (Now Somerset West and Taunton)
West Somerset Local Plan to 2032 (November 2016) Somerset West and Taunton Local Plan 20202040
Current allocations are set out in the Local Plan. Emerging allocations will be within the SWAT Local Plan.
Strategic Housing Employment Land Availability Assessment (May 2022)
Refer to Somerset West and Taunton
Monitoring
Refer to Somerset West and Taunton
Housing Delivery Test 5YHLS Relevant Appeals
Now assessed as Somerset West and Taunton Strategic Housing Employment Land Availability Assessment (May 2022)
7.4 years
Core Strategy and Place making Plan (Adopted July 2017)
(Parts 1-5)
Local Plan (Core Strategy and Place Making) Partial Update
Adopted
Neighbourhood
Proposed Neighbourhood Plans Site Allocations
No Action Required
2019 - 245%
Contributions Affordable Housing CIL Space Standards Set out in Policy CP9
Large
-40% in Prime Bath, Bath North and East and Bath
Yes. CIL Charged on Residential, Hotels, Retail, Supermarkets and Student Accommodations (Subject to Zoning).
Charging Schedule 2022 Residential: District Wide = £128.19 Strategic Sites = £64.09 Bath Western Riverside = £0.00 Market N Affordable N
20% for AH area 1
15% for AH area 2
Dartmoor National Park 15/02/2023
Planning Policy Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Dartmoor Local Plan 20182036
Bridstowe & Sourton; Designated Neighbourhood Plan areas
Site Allocations Latest SHLAA / HEELA Interactive Mapping Call for sites
Site Allocations are contained within the Local Plan
Land Availability Assessment 2017
Interactive Policies Map
Monitoring
Housing Delivery Test 5YHLS Relevant Appeals
Not monitored in National Parks
Not monitored in National Parks Contributions
Affordable Housing CIL Space Standards
Affordable Housing to be informed by local needs. A minimum of 50% affordable housing to be provided on rural exception sites.
CIL not charged in Dartmoor National Park Market Y* Affordable Y*
* Space Standards should be achieved but not significantly exceeded (Policy 3.2 of the emerging Local Plan 2018-2036).
News, Updates and Current Consultations
Dartmoor National Park are currently consulting on their draft Housing SPD. The consultation is open until 5pm Monday 27th March 2023.
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Core Strategy (January 2017)
Sites and Policies Part 1 (Development Management Policies) July
2016
Sites and Policies Part 2 (Site Allocations Plan)
April 2018
Site Allocations are contained within the Sites and Policies Plan Part 2 Site Allocations
2021 – 89% - Action Plan
2020 – 81%
Buffer Required
2019 - 78%
Buffer Required
2018 - 73%
Buffer Required
Local Plan 2038
Further consultation expected November 2022
Neighbourhood Planning in North Somerset
Clevedon Portishead
Bleadon
Churchill Hutton
Portbury
Winscombe and Sandford
Wrington
Wraxall and Failand
4.8 years April 2021
Contributions
Affordable Housing CIL Space Standards
Set out in Policy CS16 and Affordable Housing SPD
30% sought on sites of 5 or more dwellings.
Yes – CIL charged on Residential, Student Accommodation and Retail Developments (subject to zoning).
2022 Charging Schedule
Residential:
Weston Town Centre - £0
Outer Weston (Strategic Sites) - £23.22
Outer Weston (NonStrategic Sites) - £46.43
Elsewhere (Strategic Sites) - £46.43
Elsewhere (Non-strategic Sites) - £92.87
Wiltshire
Consultation ended 9 March 2021. Consultation on the draft plan expected early in 2022
Due to the number of adopted Neighbourhood Plans in Wiltshire please check the website.
4
Marlborough, Pewsey, Bradford on Avon, Salisbury, rural villages of south Salisbury, Wilton and Chippenham
30% - Corsham, Amesbury, Devizes and surrounding villages, Melksham, Trowbridge, Westbruy, Dilton Marsh, Calne, Warminster, Tisbury and Mere.
Taunton
Somerset
TA1 2UH
T: (01823) 334466
E: landplanning.taunton@gth.net