JUNE 2023
Prepared by:
Laura Polley - Planning Consultant
George Williams - 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 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 June 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 February 2023 version are as follows:
North Devon and Torridge have published an updated five year housing land supply position of 5.9 years; and
The Five Year Housing Land Supply for Mendip was successfully challenged at appeal against the refusal to grant outlie planning permission for up to 90 No. dwellings with associated open and infrastructure (appeal ref: APP/Q3305/W/22/3311900). This was published on the 11th May and determined that Mendip have a 5YHLS of 3.3 years.
The new Somerset Council is now operational and we are eagerly anticipating the launch of a new Local Plan to cover the plan area.
We are still awaiting the results of the 2022 Housing Delivery Test with results usually published in either January or February.
East Devon Local Plan (Adopted January 2016) Local Plan Consultation ran from Monday, November 7th 2022 until Sunday, January 15th 2023.
The new Local Plan will cover the period from, 2020-2040 Emerging
Report from a strategic planning committee (4th October 2022) confirms a supply of 4.68 years.
Saved Policies Local Plan 1st Review 1995-2011
(Adopted March 2005)
Core Strategy
(Adopted February 2012)
New Exeter Local Plan Adoption expected June 2024.
Draft Plan Consultation Draft Plan responses
A further public consultation will take place in Autumn 2023
None
within
Affordable Housing SPD
Adopted December 2013.
CIL Charging Schedule (2023 rates)
Chargeable Development:
• Residential £126.79
• Purpose built Student Housing £63.39
Market No Affordable no
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Adopted: North Devon and Torridge Local Plan (Adopted in October 2018)
Supplementary Planning Documents
People and Place Project Issues and Preferred options consultation anticipated in November 2022
Site Allocations Latest SHLAA / HEELA
Site allocations are contained within the adopted LP.
North Devon and Torridge SHLAA (May 2016) Please refer to document reference EB/HSG/4a in examination library
Torridge Winkleigh Great Torrington
North Devon Georgeham
North Devon Interactive Mapping Torridge Interactive Mapping
Torridge Neighbourhood Plans
North Devon Neighbourhood Plans
Follow the above link for the HELAA Sites Submission Form
28th April 2023.
Adopted
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 take place in 2024.
A new revised Local Development Scheme setting out the detailed timetable for the review will be produced once there is clarity about changes to the planning system.
Plympton St Mary (May 2019) Barne Barton (September 2014)
Devonport (May 2015)
Hoe (re-designated on the 14th July 2022)
11 or more dwellings =30% on site. Off-site provision or commuted payments will only be allowed where robustly justified.
Plymouth Housing and Employment Land Monitoring Report 2018/19
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
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 take place in 2024.
South Hams Made Plans All emerging Neighbourhood plans can be found via this link.
A new revised Local Development Scheme setting out the detailed timetable for the review will be produced once there is clarity about changes to the planning system.
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.
Adopted Emerging Adopted Emerging / Area Designated Teignbridge Local Plan 2013-2033 (Adopted May 2014)
The Emerging Local Plan 20202040 (Regulation 19) is now available for consultation. The consultation will run from 23rd January 202313th 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%).
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.
Monitoring
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)
A review of the Joint Local Plan will take place in 2024.
Bere Peninsula (October 2018)
Emerging (Link):
Bratton Clovelly
Plymouth and South West Devon SPD (March 2020).
A new revised Local Development Scheme setting out the detailed timetable for the review will be produced once there is clarity about changes to the planning system.
Bridstowe and Sourton (September 2021)
Highampton (May 2021)
Milton Abbot, Chillaton and Kelly
North Tawton (May 2021)
Buckland Monachorum
Exbourne
Lamerton
Lifton
Meeth
Okehampton
Tavistock
2020 – 144% No action. 2019 – 139% No action. 2018 – 69% Buffer required.
Monitoring
5.97-years
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
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Refer to original District Council for adopted Planning Policy
New Local Plan Projected to be adopted Spring 2026
Key stages of the merging plan can be seen here
Dorset Made Neighbourhood Plans
Neighbourhood Plans in Progress
Monitoring Housing Delivery Test
Refer to original District Council. Refer to original District Council.
Contributions
Affordable Housing CIL Space Standards
Refer to original District Council for current policies
News, Updates and Current Consultations
Yes – CIL rates vary across the district, see link for CIL rates
CIL rate calculator Market Check original District Council
Affordable
Consultations on the Dorset Local Plan options have now closed, comments are not being reviewed.
Call For Sites 2023 – Opened 13th March and closes 1st July. Its purpose is to identify land for the next 15+ years. However, Dorset Council are not intending to close the call for sites date and allow for site to be submitted after the 1st of July.
Planning Policy
05/06/2023
TJH
Neighbourhood Planning
Adopted Emerging Adopted Emerging / Area Designated
Christchurch and East Dorset Local Plan - Part 1 Core Strategy (Adopted April 2014)
New Local Plan Projected to be adopted Spring 2026
Key stages of the merging plan can be seen here
Dorset Council Neighbourhood Plans
Dorset Council Neighbourhood & Emerging Plans
Site Allocations
East Dorset – Strategic Housing Land Availability Assessment Study April 2017)
Latest SHLAA / HEELA Interactive Mapping Call for sites Site Allocations are contained within the adopted North Dorset Local Plan Part 1 (adopted January 2016)
2022 – 88% with 5% buffer
2021 – 94% with 5% buffer - Action plan
years of 2022
News, Updates and Current Consultations
Dorset Council Local Plan to be adopted around spring 2026. The adopted local plans for the former council areas are in place until the new local plan is adopted.
East Dorset District Council are unable to demonstrate a 5YHLS with a supply of 4.15 years.
A new Dorset Council SHLAA is in preparation and will replace the East Dorset SHLAA shortly
North Dorset (Now part of Dorset Council)
North Dorset Local Plan 2011-2031 (Adopted
Allocations are contained within the adopted North Dorset
New Local Plan Projected to be adopted Spring 2026
Plans
Made Live SHLAA Database Dorset Explorer Call for sites 2023 Monitoring Housing Delivery Test 5YHLS Relevant Appeals
Presumption in Favour of Sustainable Development
2019 - 71%
Buffer Required (20%)
2018
2021 Contributions Affordable Housing CIL Space Standards Set out in Policy 8. AONB – 6-10 Elsewhere – 11+
Sturminster
West Dorset, Weymouth and Portland (Now part of Dorset Council)
Planning Policy
West Dorset, Weymouth & Portland adopted local plan - Dorset Council
New Local Plan Projected to be adopted Spring 2026
Key stages of the merging plan can be seen here
Dorset Made Neighbourhood Plans
Plans in Progress
Required
5.85 years (published May 2022)
(The council maintain their 5YHLS but has reduced to 5.5 years)
the district, see link for CIL
West Dorset, Weymouth and Portland now show a 5YHLS of 5.5years (P.OUT.2022.02496)
Dorset Council call for sites 2023 – Opened 13th March and closes 1st July. Its purpose is to identify land for the next 15+ years in connection to the emerging Dorset Local Plan. Dorset Council are allowing for sites to be submitted after the1st July.
Mendip
The Five Year Housing Land Supply for Mendip was successfully challenged at appeal against the refusal to grant outlie planning permission for up to 90 No. dwellings with associated open and infrastructure (appeal ref: APP/Q3305/W/22/3311900).
This was published on the 11th May and determined that Mendip have a 5YHLS of 3.3 years.
Appeals’) to 3.3 years’ worth of deliverable sites.
Wembdon
Somerset
KTK
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
Refer to original district for Site Allocations
Latest SHLAA / HEELA
Strategic Housing Employment Land Availability Assessment (March 2022)
Housing Delivery Test
2021 – 76% - Buffer Required
5YHLS
Interactive Mapping
Interactive Map (Planning history, TPO’s and Listed buildings)
Monitoring
Refer to original District Council.
Contributions
Affordable Housing CIL
Refer to original District Council for current policies
News, Updates and Current Consultations
Former Taunton Deane Area – Yes
Former West Somerset Area - No
Call for sites
Call for sites is closed
Relevant Appeals
Space Standards
Market Check original District Council
Affordable
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
South Somerset
KTK
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
South Somerset Local plan (2006-2028)
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 and Ansford
East Coker
Martock
North Cadbury and Yarlington
Queen Camel
South Petherton
Wincanton
Compton Dundon
Crewkerne
Ilminster
Keinton Mandeville
Milborne Port
Site Allocations
Housing and Economic Land Availability Assessment Report (August-2021)
Policy maps for South Somerset (2006-2028)
Latest SHLAA / HEELA Interactive Mapping Call for sites Adopted Site Allocations are contained within the South Somerset Local Plan (2006-2028).
Not currently open.
Draft allocations will be within the Local Plan Review 2016-2036
Appeal Ref APP/R3325/W/20/3265558 Contributions
Policy HG3 and HG4.
Yes
Taunton Deane (Now part of Somerset West and Taunton)
05/06/2023
KTK 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)
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
Housing Delivery Test
5YHLS
Now assessed as Somerset West and Taunton Strategic Housing Employment Land Availability Assessment (May 2022)
Current supply 5.16 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 can demonstrate a five year housing land supply. Current projections indicate a supply equivalent to 5.16-years
West Somerset (Now Somerset West and Taunton) 05/06/2023 KTK Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
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 (2023)
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 (March 2022)
7.9 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
Yes – CIL charged on residential and out of centre convenience and food retail and
Dartmoor National Park 05/06/2023
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Dartmoor Local Plan 20182036
Site Allocations Latest SHLAA / HEELA
Site Allocations are contained within the Local Plan
Land Availability Assessment 2017
Bridstowe & Sourton; Designated Neighbourhood Plan areas
Interactive Mapping Call for sites
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 recently consulted on their Draft Housing SPD. When adopted, it will replace the Affordable Housing SPD.
Planning Policy
Neighbourhood Planning Adopted Emerging Adopted Emerging / Area Designated
Core Strategy (January 2017)
Sites and Policies Part 1 (Development Management Policies) July
2016
Local Plan 2038
Further consultation expected November 2022
Neighbourhood Planning in North Somerset
Abbots Leigh, Ham Green & Easton-in-Gordano
Backwell
Claverham
Congresbury
Clevedon
Portishead
Bleadon
Churchill
Hutton
Portbury
Winscombe and Sandford
Wrington
Sites and Policies Part 2 (Site Allocations Plan)
April 2018
2021
2020 – 81% Buffer Required
2019 - 78%
Buffer Required
2018 - 73% Buffer Required
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).
Long Ashton
Yatton
Wraxall and Failand Site
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
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.
Yes: Residential Development; Student Accommodation; Hotels; Retail within defined areas; and Retail Warehouses and Superstores.
Taunton
Somerset
TA1 2UH
T: (01823) 334466
E: landplanning.taunton@gth.net