Map 4.1 Key Diagram - South West of England
Map 4.1 Key Diagram - South West of England
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West of England HMA
The West of England HMA is home to over a million people and includes the SSCTs of Bristol, Bath, Weston-super-Mare and Trowbridge, as well as many smaller towns and villages. The HMA exhibits many of the characteristics of a’city region’, with Bristol at its centre and strong links to the other SSCTs and an extensive hinterland. Bristol (population 551,000) is a key driver of the regional economy, with an economic influence that extends over a wide area, including as a centre for higher order services. Bath (population 90,000) has a complementary role to Bristol as a centre for employment, a cultural centre and an important tourist destination. Weston-super-Mare (population 80,000) is heavily influenced by its proximity to Bristol which has resulted in significant commuting flows. Between and around these SSCTs are a number of towns and villages which, historically, have accommodated significant housing growth for the sub-region and which, consequently, have strong commuting relationships with Bristol and Bath in particular. This is also a characteristic of the western part of Wiltshire, which is part of the HMA, and includes Trowbridge.
The sub-region is generally prosperous with high skill and wage levels but has some substantial concentrations of deprivation, both in inner city areas and outer suburbs. House prices are generally high and there is a significant affordability gap.
The green belt will continue to maintain the separate identities of Bristol and Bath by keeping land open between and around them. However, necessary provision for new homes and to fulfil the SSCTs' economic potential cannot be met within the existing urban areas. The most sustainable solution is to provide for urban extensions to the SSCTs, including at six locations that have been subject to a review of the green belt. Bristol International Airport is by far the largest airport in the region and is of considerable importance to its economy. Forecasts set out in the Air Transport White Paper point to a three-fold increase in passenger numbers by 2030 and there is need to improve the runway and passenger facilities to accommodate this growth. Bristol Port is of regional and national significance and, while the most significant area of expansion will be to the north of the Avon, some expansion to the south of Portbury Dock will also enhance its contribution to the economy .To address these exceptional circumstances, the RSS makes changes to the general extent of the green belt, removing the designation from the areas required to accommodate the proposed urban extensions.
The corridors linking Bristol with Weston-super-Mare and Yate (including proposed urban extensions) will experience growth in movement and it will be important to ensure that these corridors work effectively to avoid local journeys taking place on the M4 and M5. South Bristol experiences severe congestion on the highway network and is poorly connected to other parts of Bristol, particularly the employment areas in the North Fringe. The Greater Bristol Transport Study concluded that accessibility would be enhanced by improving orbital movement around South Bristol, reducing delays, better connecting the area to the rest of the SSCT and supporting regeneration.
Bristol SSCT
Bristol is the main focus in the HMA for employment, shopping, and other high-order services. Its status as both a ‘core city’ and a ‘science city’ reflects the importance of its regional and national roles. The Bristol area contains 7.7% of the region's population and contributes approximately 12% of regional GVA. The SSCT is the focus for journeys for work, shopping, education and other purposes from a wide area and this has placed increasing pressure on transport corridors around the urban area, particularly the motorways. The economic success of the sub-region is underpinned by knowledge and technology based industries and the Universities, with Bristol International Airport and the Port also playing key roles. Evidence indicates that the strong employment growth currently being achieved at Bristol is set to continue throughout the period to 2026.
Positive planning is essential if Bristol is to fulfil its strong economic potential. Housing provision needs to be in step with economic growth in both scale and timing. While the city will continue to be the economic hub for a wide hinterland, a key aim is to achieve a better balance between jobs and homes. The key strategic development issue for Bristol is to provide for growth while improving the attractiveness of the urban area as a place where people want to live, work, visit and invest.
A major strategic objective is to revitalise the South Bristol area which is characterised by some of the most significant concentrations of multiple deprivation in the region. This will require concerted action and investment across a number of policy fields including education and health, as well as transport infrastructure.
There is significant potential to develop the capacity of Bristol city centre for housing, employment and retail services, and a need to extend the centre so that its potential can be more fully realised.
The cluster of retail uses at Cribbs Causeway serves both the northern part of the city as well as a wide catchment reliant on access by motorway. The current scale of retail facilities is sufficient to meet the needs of planned population growth in the northern part of the SSCT and the opportunity should be taken to use additional demand arising from growth to support a more even distribution of local centres around the urban area.
The Bristol North Fringe is an important area of economic activity, much of it having been attracted by proximity to a skilled workforce and by motorway-based accessibility. This area will continue to play an important role in the economy of the sub-region, including proposals for a science park. The northern part of the urban area is also a focus for aerospace and advanced engineering businesses. The importance of sustaining this nationally and internationally significant sector should play an integral part in the planning of the SSCT.
The Avonmouth/Severnside area performs an important role in terms of manufacturing and distribution activity and, given its proximity to the port, has potential to develop its role further. However, much of the extensive area of land subject to a planning permission dating from the 1950s is at risk of tidal flooding, and development could also have a significant impact on the strategic road network. The area needs to be planned carefully and comprehensively to secure the most sustainable solution.
Substantial amounts of new housing will be required, provided for both within the existing urban area and at a number of urban extensions. These should be sustainable communities, within a revised green belt, fully integrated into the existing urban area. There is considerable potential for urban extensions to the south west and south east of Bristol, including land in the City of Bristol administrative area, which can support and complement the regeneration of South Bristol. In South Gloucestershire two areas are identified for urban extensions.
Although physically detached from the main urban area, the towns of Yate and Keynsham have strong functional relationships with Bristol and form part of the SSCT. There are opportunities at both towns for housing and employment growth to strengthen their roles, so they can better serve their own populations and that in the surrounding areas
Bath SSCT
Bath is recognised as being of international significance for its historic environment, recognised by its World Heritage Site status. The city also has an international reputation as a cultural centre and tourist destination, founded on its architecture, public realm, shopping centre and setting. Bath’s labour force is drawn from a wide catchment, resulting in strong commuting patterns between Bath and Bristol and with the towns and villages in north and east Somerset and the west part of Wiltshire that have put considerable traffic pressure on the city.
The quality of the city and its surroundings means that a careful balance must be struck between protecting and enhancing important environmental and cultural assets, and enabling the city to continue its economic, social and cultural development, including meeting housing needs. The key strategic development issue for Bath is to support continuing economic prosperity while accommodating sufficient housing to meet future needs at the city itself, rather than relying on dispersed provision in settlements beyond the green belt. This will assist in tackling damaging commuting patterns. To meet housing needs, the reuse of existing sites and buildings in the urban area will need to be accompanied by an urban extension. The highest standards of design will be essential to ensure that this can be achieved without detracting from Bath’s World Heritage Site status.
Weston-super-Mare SSCT
Weston-super-Mare has experienced major restructuring in local industry and the tourism sector, and its economic decline is reflected in the relatively poor state of the town centre’s retail and leisure offer. Major housing development has not been accompanied by commensurate employment growth and the imbalance between homes and jobs in the town is such that Weston-super-Mare is the least self-contained SSCT in the region. Job growth in Bristol city centre and at Bristol North Fringe has resulted in significant levels of unsustainable out-commuting from the town with significant congestion impacts on Junction 21 of the M5.
The key strategic development issue for Weston-super-Mare is to attract new investment and jobs to the town to address imbalances between employment and housing and the resulting out-commuting flows to Bristol. New development, both in the centre of town and in an urban extension, should be closely linked to job growth so that additional housing is not provided out of step with expansion of the economy and local employment. Revitalisation of the town centre is also essential, by improvements to and modernisation of retail and leisure facilities and enhancement of public realm and the town’s network of green infrastructure.
Trowbridge
Trowbridge has a strong commuting relationship with Bristol and Bath but retains an important role as an employment, administration and service centre in its own right. Significant potential exists for town centre expansion including opportunities for comprehensive redevelopment. The key strategic development issue is to build critical mass, taking advantage of development opportunities to secure greater self containment and to provide an enhanced service centre role for the surrounding area including the towns of Bradford-on-Avon, Frome, Melksham, Warminster and Westbury with which Trowbridge already has functional links.
HMA 1
HMA1: West of England HMA
In the West of England HMA provision will be made for:
- growth of about 137,200 jobs
- growth of at least 137,950 homes, distributed between the local authorities as:
| Bristol | 36,500 |
| South Gloucestershire | 32,800 |
| North Somerset | 26,750 |
| Bath and North East Somerset | 21,300 |
| West Wiltshire | 12,300 |
| Mendip | 8,300 |
Bristol SSCT
Bristol will realise its potential as a major driver of the regional economy at the centre of a wider city region, increasing its importance both nationally and internationally while safeguarding the integrity of environmental and habitat designations by providing for:
- a better balance between homes and jobs to reduce the need to travel
- strategic employment sites to meet the needs of business, broaden the economic base and develop the economy
- expansion of the employment, service, retail and cultural roles of the city centre, including through redevelopment and regeneration
- a focused programme of regeneration initiatives at South Bristol to broaden the housing stock, improve the quality and diversity of retail, employment and service provision and improve accessibility
- the continuing role of the North Fringe as an economic centre of regional and national importance, including the nationally significant advanced engineering/aerospace cluster
- expansion of Yate and Keynsham to strengthen their roles as service centres
- port-related development and a range of employment uses at Avonmouth/Severnside while managing flood risk
- an increase in local services at Cribbs Causeway retail centre to serve local communities but not to the scale of a formal town centre.
Provision for sustainable housing growth will comprise:
- 51,000 new homes within the existing urban area of Bristol (33,500 in Bristol and 17,500 in South Gloucestershire)
- 10,500 new homes at Area of Search 1A (9,000 within North Somerset and 1,500 in Bristol)
- 9,500 new homes at Area of Search 1B (of which 8,000 within Bath and North East Somerset and 1,500 in Bristol)
- 8,000 new homes at Area of Search 1C (South Gloucestershire)
- 2,000 new homes at Area of Search 1D (South Gloucestershire)
- 3,000 new homes at Area of Search 1E at Yate (South Gloucestershire)
- 3,000 new homes at Area of Search 1F at Keynsham (Bath and North East Somerset)
Planning for employment will provide for about 92,000 jobs in the Bristol TTWA including the provision of about 352 ha of employment land.
Bath SSCT
Bath will develop its role as an economic, service, tourism and cultural centre, respecting its World Heritage Site status, by providing for:
- expansion of the employment, service, retail and cultural roles of the city centre
- reuse of existing sites and buildings within the urban area.
Provision for sustainable housing growth will comprise:
- 6,000 new homes within the existing Bath urban area
- 2,000 new homes at Area of Search 1G to the south west of Bath (Bath and North East Somerset).
Planning for employment will provide for about 20,200 jobs in the Bath TTWA including the provision of about 39 ha of employment land.
Weston-super-Mare SSCT
Weston-super-Mare will secure concerted employment-led regeneration, while safeguarding the integrity of environmental and habitat designations by providing for:
- revitalisation of the town centre and sea-front through improved retail, leisure and cultural facilities and public realm
- a better balance between homes and jobs, with an emphasis on significantly improving the employment offer of the town and reducing the impacts of car-based commuting
- housing growth to be phased and linked directly to job growth.
Provision for sustainable housing growth will comprise:
- 3,000 new homes within the existing Weston-super-Mare urban area (North Somerset)
- 9,000 new homes at Area of Search 1H to the south east of Weston-super-Mare (North Somerset)
Planning for employment will provide for about 10,000 jobs in the Weston-super-Mare TTWA including the provision of about 34 ha of employment land.
Trowbridge SSCT
Trowbridge will enhance its role as an employment and service centre to meet the needs of a growing population and increase its self-containment, including provision to expand the town centre.
Provision for sustainable housing growth at the Trowbridge SSCT will be made for at least 6,000 new homes.
Planning for employment will provide for about 11,700 jobs in the Trowbridge & Warminster TTWA including the provision of about 37 ha of employment land.
Bristol and Bath Green Belt
The general extent of the Bristol and Bath Green Belt will be maintained subject to the following alterations:
- removal of the green belt between the Royal Portbury Dock and the M5 motorway, having regard to development needs of the Royal Portbury Dock
- removal of the green belt at Bristol International Airport, having regard to the development needs of the airport
- removal of the green belt to accommodate urban extensions at Areas of Search 1A, 1B, 1C, 1D, 1F and 1G.
Transport outcomes
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tackle congestion on the corridors between Yate and Bristol and between Weston-super-Mare and Bristol and reduce use of the M4 and M5 for local journeys
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to improve access for all to and from South Bristol and to provide for orbital movement, supporting regeneration and employment growth.
This should comprise:
- demand management measures
- sustainable travel measures; and
- if necessary, targeted new infrastructure investment to unlock pinch points.
Swindon HMA
The Swindon HMA covers the urban area of Swindon and extends to include North Wiltshire and Kennet districts. It has good accessibility to London and the South East and Bristol. Swindon itself (population 155,000) is important to the region's economy, with new businesses forming and the labour force increasing at a faster rate than nationally. The surrounding settlements play important roles in their own right - Chippenham (population 33,000) is the largest and provides local employment and services - but some settlements, such as Wootton Bassett, Wroughton, Highworth, Cricklade, Purton and Lyneham, have strong dormitory relationships with Swindon.
The corridors linking Swindon town centre to the north west, west and east parts of the town (including proposed urban extensions) will experience growth in movement and it will be important to ensure that these corridors work effectively to avoid local journeys taking place on the M4 and A419.
Swindon SSCT
Swindon will continue to grow in order to realise its considerable economic potential. The challenge is to capitalise on growth to transform the town, particularly the centre, and to strengthen its role in a sub-region that extends into the neighbouring South East region. Swindon also needs to achieve a better balance of housing and jobs to help reduce levels of commuting into the town from the surrounding area and further afield.
Swindon will need a significant number of new homes. Urban extensions underway north and south of Swindon will be supplemented by a major urban extension east of the A419 and a further extension westwards beyond the Borough’s boundary. Here the challenge is to deliver new neighbourhoods of high quality and sustainable design where facilities and critical infrastructure are provided in step with development.
To promote Swindon’s enhanced role, high quality new employment sites and premises will be needed to help develop key sectors and knowledge-based industries. New further and higher educational facilities will be important in helping to address local skills shortages and improve local opportunities. The New Swindon Company (the town's urban regeneration company) has a key role leading regeneration of the central area and building a strong and positive image for the town. Plans for Swindon will need to maintain a strong focus on the central area, transforming its environment and its offer to retailing and office sector development. This should be supplemented by investment in leisure and cultural facilities, befitting the size and growing importance of the town, and high density housing, including affordable housing. The central area will also be the focus for improvements to public transport, green infrastructure and the public realm.
Chippenham SSCT
To a degree, Chippenham (population 33,000) has a dormitory function with Bath as well as Swindon, but it is well connected via national transport routes providing the potential for the town to attract investment in its own right. More balanced growth of homes and employment would assist in further enhancing the town’s role and reducing commuting, which currently puts pressure on the strategic road network. To help achieve these aims, Chippenham needs to provide land and premises aimed at securing high technology and knowledge-based sectors including ICT. Some retail development to enhance the town centre would also augment the town’s attractiveness. Together with new homes to provide for balanced growth, it would offer better prospects for the town to achieve its economic potential alongside greater self-containment.
HMA 2
Policy HMA2: Swindon HMA
In the Swindon HMA provision will be made for:
- growth of about 42,700 jobs
- growth of at least 53,900 homes, distributed between the local authorities as:
| Swindon | 34,200 |
| North Wiltshire | 13,700 |
| Kennet | 6,000 |
Swindon SCCT
Swindon will significantly enhance its role as a centre for employment, services and housing, serving a catchment extending beyond the region by providing for:
- expansion and improvement of the town centre to achieve a transformation of employment, retail, cultural and service provision and the overall environment
- regeneration of the wider central area
- improvements to higher educational facilities to ensure the availability of the higher skills required for economic growth
- improvement of the general environment to make the town a more attractive place in which to live and work.
Provision for sustainable housing growth will comprise:
- 19,000 new homes in the existing urban area of Swindon (Swindon)
- 12,000 new homes at Area of Search 2A to the east of Swindon (Swindon)
- 2,000 new homes at Area of Search 2B at Swindon (Swindon)
- 3,000 new homes at Area of Search 2C the west of Swindon (North Wiltshire)
Planning for employment will provide for about 32,000 jobs in the Swindon TTWA including the provision of about 128 ha of land by resolving delivery problems or by new allocations.
Chippenham SSCT
Chippenham will enhance its role as an employment and service centre to meet the needs of a growing population and increase its self-containment by providing for:
- employment growth to reduce commuting; and
- expansion of the town centre for retail and other services.
Provision for sustainable housing growth at the Chippenham SSCT will be made for at least 5,500 dwellings.
Planning for employment will provide for about 6,200 jobs in the Chippenham TTWA including the provision of about 42 ha of employment land.
Transport outcomes
Action should be taken to improve movement and accessibility for all the following corridors:- east of Swindon - Swindon town centre
- north west Swindon - Swindon town centre
- west Swindon - Swindon town centre.
This should comprise:
- demand management measures
- sustainable travel measures; and
- if necessary targeted new infrastructure investment to unlock pinch points.
Cheltenham and Gloucester HMA
The Cheltenham and Gloucester HMA is focused on the SSCTs of Gloucester (population 109,900) and Cheltenham (population 110,300) and covers an extensive area that includes the Severn Vale, the Cotswolds and the Forest of Dean. The area surrounding the SSCTS contains a number of market towns that have accommodated significant housing growth, including Stroud, Tewkesbury, Cirencester and the Forest of Dean towns.
While Gloucester and Cheltenham are important economically, there are a range of challenges to realising their economic potential in the future. In Gloucester there is a need to address pronounced concentrations of multiple deprivation, tackle skills shortages and improve the quality of retail and cultural provision. In contrast, in Cheltenham there is evidence that economic growth is being constrained by a lack of both employment and housing land. There are also indications that the town’s current growth sectors will experience a decrease in employment, highlighting a need for greater diversification.
A focus of development at Gloucester and Cheltenham will provide homes closest to where most jobs are likely to arise, where there are the best opportunities to secure increased public transport investment and usage, and where development would support both housing and economic-led regeneration of the urban areas.
The green belt will continue to maintain the separate identities of Cheltenham and Gloucester by keeping land open between them. However, necessary provision for new homes and to fulfil the SSCTs' economic potential cannot be met within the existing urban areas. The most sustainable solution is to provide for urban extensions to the SSCTs, including at five locations that have been subject to a review of the green belt. To address these exceptional circumstances, the RSS makes changes to the general extent of the green belt, removing the designation from the areas required to accommodate the proposed urban extensions.
The corridors linking Gloucester city centre to the southern part of the city, Cheltenham with Bishop's Cleeve (including proposed urban extensions) and the centres of the two SSCTs will experience growth in movement and it will be important to ensure that these corridors work effectively to avoid local journeys taking place on the M5.
Gloucester SSCT
Gloucester's relative contribution to regional employment and GVA has declined over the last 20 years. The city’s performance is expected to improve in large part as a result of regeneration led by the Gloucester Heritage Urban Regeneration Company. However, in order to support economic growth and maintain regeneration, additional employment land will be needed within the city and in urban extensions. The focus for office and service sectors will be the city redevelopment areas.
The key strategic development issue for Gloucester is to secure regeneration of the city centre and docks area whilst simultaneously bringing forward urban extensions. Regeneration of the city centre and docks area will help support delivery of improved retail facilities, together with enhanced cultural, and further education facilities. The latter will help to tackle skills shortages and recruitment difficulties. Development elsewhere around Gloucester should both support, and be stimulated by, such regeneration which will help to address existing concentrations of deprivation. Recognising that the capacity of the urban area to accommodate development is lower than the overall requirement, urban extensions to the south, east and north of the city are necessary to deliver the new homes the city needs.
Cheltenham SSCT
Although the Cheltenham economy has performed above regional averages, projections suggest that it will make a declining relative contribution to the regional economy. The key strategic development issue for Cheltenham is to reverse this relative decline in economic performance, primarily through diversification of employment opportunities, building on existing specialisms that have high growth potential, such as ICT and advanced engineering, with a commensurate increase in housing provision. Remedying a shortfall of employment land provision is a high priority and part of the shortfall will need to be addressed by employment land in proposed urban extensions.
The north west of Cheltenham provides considerable potential to extend the town in an area not subject to flood risk and other environmental constraints. A substantial extension can deliver a comprehensive mixed-use development. A further Area of Search is identified to the south of Cheltenham. While Bishop's Cleeve is physically detached from Cheltenham, additional homes and job growth would strengthen its existing employment base and service role, enabling it to better serve its population and that of the surrounding area. An Area of Search for 1,000 dwellings is, therefore, identified to the north of Bishop's Cleeve.
HMA 3
Policy HMA3: Gloucester and Cheltenham HMA
In the Gloucester and Cheltenham HMA provision will be made for:
- growth of about 41,700 jobs
- growth of at least 56,400 homes, distributed between the local authorities as:
| Gloucester | 11,500 |
| Cheltenham | 8,100 |
| Tewkesbury | 14,600 |
| Stroud | 9,100 |
| Cotswold | 6,900 |
| Forest of Dean | 6,200 |
Gloucester SSCT
Gloucester will improve its economic performance and realise greater growth potential, while safeguarding the integrity of environmental and habitat designations, by providing for regeneration of the city centre and docks area to support the delivery of improved retail, cultural and further education facilities.
Provision for sustainable housing growth will comprise:
- 13,500 new homes within the existing Gloucester urban area (11,500 in Gloucester and 2,000 at Brockworth (Tewesbury))
- 2,000 new homes at Area of Search 3A to the south of Gloucester (Stroud)
- 1,500 new homes at Area of Search 3B to the south of Gloucester (Stroud)
- 1,500 new homes at Area of Search 3C to the east of Gloucester (Tewkesbury)
- 2,500 new homes at Area of Search 3D to the north of Gloucester (Tewkesbury)
Planning for employment will provide for about 11,700 jobs in the Gloucester TTWA including the provision of about 79 ha of employment land.
Cheltenham SSCT
Cheltenham will improve its economic performance and realise its economic potential, while safeguarding the integrity of environmental and habitat designations, by providing for:
- improvements to the town centre, to support its role as a major retail, employment, tourism and cultural centre
- land and premises to diversify the economic base, building on existing specialisms such as ICT and advanced engineering.
Provision for sustainable housing growth will comprise:
- 6,500 new homes within the existing Cheltenham urban area (Cheltenham)
- 1,300 new homes at Area of Search 3E to the south of Cheltenham (600 in Cheltenham and 700 in Tewkesbury)
- 5,000 new homes at Area of Search 3F to the north of Cheltenham (1,000 in Cheltenham and 4,000 in Tewkesbury)
- 1,000 new homes at Area of Search 3G to the north of Bishop’s Cleeve (Tewkesbury)
Planning for employment will provide for about 10,750 jobs in the Cheltenham TTWA including the provision of about 39 ha of employment land.
Cheltenham and Gloucester Green Belt
The general extent of the Cheltenham and Gloucester Green Belt will be maintained subject to the following alterations:
- removal of the green belt to accommodate urban extensions at Areas of Search 3C, 3D, 3E, 3F and 3G
Transport outcomes
Action should be taken to improve movement and accessibility for all on the following corridors:- south Gloucester - Gloucester city centre
- Gloucester city centre - Cheltenham town centre
- Cheltenham town centre - Bishop's Cleeve
This should comprise:
- demand management measures
- sustainable travel measures; and
- if necessary, targeted new infrastructure investment to unlock pinch points.
Exeter HMA
The Exeter HMA is extensive, reflecting the city's position at the centre of a hub of strategic road and rail networks and its growing economic influence over the wider sub-region. As well as Exeter, Newton Abbot is identified as an SSCT, though the latter also has strong functional and economic links with Torbay, which are reflected in travel-to-work patterns. The HMA extends over a predominantly rural area, punctuated by market towns and other settlements, such as Exmouth, which are attractive for 'lifestyle' and retirement migration.
The corridors linking Exeter city centre to the south west part of the city (including a proposed urban extension) and the proposed Cranbrook New Community will experience growth in movement and it will be important to ensure that these corridors work effectively to avoid local journeys taking place on the M5.
Exeter SSCT
Centrally located the region, Exeter (population 107,000) benefits from the presence of an airport and a university and has cultural and retail strengths which, together with its setting, have encouraged strong economic growth over the last 20 years. Exeter's economy is important in the region and current levels of job creation are projected to continue into the future, offering the potential to increase the access to, and dispersal, of prosperity across a greater cross-section of the community and to spread these benefits to the further south and west of the region. Exeter should be a focus for further strategic economic development, to realise its potential, while also increasing levels of housing provision to secure more balanced growth.
The role of the city as a major regional centre for services, retailing and culture should be enhanced, responding to the opportunity to provide a strong commercial and tourism focus in the central part of the region. The strategy for the Exeter SSCT is to focus development within, and adjacent to, the urban area and to ensure that population and workforce growth is commensurate with economic activity and growth in jobs, and reducing commuting. Complementing the urban focused strategy, the Cranbrook New Community will be developed to east of the M5. In addition to this, three Areas of Search for major mixed use development are identified in the east of the city, and to the south and west of Exeter, partly within Teignbridge. Provision is also made for significant areas of employment land to reflect forecast economic growth.
Newton Abbot SSCT
The Newton Abbot SSCT, which includes both Newton Abbot and Kingsteignton, has a population of 35,000. Its past development was associated with the railways and mining and it now has strengths in manufacturing and distribution, as well as acting as a service centre for a wider rural hinterland. Along with Torbay, Exeter and Plymouth, it is within the South Central Functional Economic Zone defined in the RES. Links with Torbay, including travel-to-work patterns, are particularly significant.
Newton Abbot also has many of the assets required to support employment growth, including a high quality environment to attract and retain a skilled workforce. The key strategic development issue for Newton Abbot is to realise its potential for significant additional development in a way which promotes greater self-containment through additional employment growth and service provision alongside further housing. Maximising urban capacity should be coupled with planned mixed use urban extension(s) incorporating significant employment development. It is important that future development should complement and reinforce the regeneration of Torbay so that both settlements can increase their self-containment.
HMA 4
Policy HMA4: Exeter HMA
In the Exeter HMA provision will be made for:
- growth of about 40,600 jobs
- growth of at least 55,400 homes, distributed between the local authorities as:
| Exeter | 15,000 |
| East Devon | 17,100 |
| Mid Devon | 7,400 |
| Teignbridge | 15,900 |
Exeter SSCT
Exeter will realise its economic potential and develop its role as a centre for employment, housing, retail and culture by providing for:
- regeneration of the city’s urban area through the re-use of previously developed land and buildings
- major mixed use development including employment, housing, cultural and leisure facilities, in the city centre.
Provision for sustainable housing growth will comprise:
- 12,000 new homes within the existing urban area of Exeter (Exeter)
- 2,500 new homes at Area of Search 4A to the east of Exeter (Exeter)
- 4,000 new homes at Area of Search 4B to the east of Exeter (East Devon)
- 7,500 new homes at Cranbrook (East Devon)
- 2,500 new homes at Area of Search 4C to the south west of Exeter (500 in Exeter and 2,000 in Teignbridge)
Planning for employment will provide for about 28,500 jobs in the Exeter TTWA including:
- provision of about 40 hectares of employment land within Exeter’s urban area (Exeter) and about 100 hectares adjacent to Exeter (in Exeter and East Devon)
- provision for about 20 hectares of employment land at Area of Search 4B
Newton Abbot SSCT
Newton Abbot will enhance its role as an employment and service centre to meet the needs of a growing population and increase its self-containment, taking account of the need to complement the role of Torbay, by providing for regeneration of the town’s urban area through the re-use of previously developed land and buildings.
Provision for sustainable housing growth at the Newton Abbot SSCT will be made for at least 8,000 dwellings.
Planning for employment will provide for about 6,500 jobs in the Newton Abbot TTWA including the provision of about 35 ha of employment land.
Transport outcomes
Action should be taken to improve movement and accessibility for all on the following corridors:- Cranbrook - Exeter city centre
- south west Exeter - Exeter city centre
This should comprise:
- demand management measures
- sustainable travel measures; and
- if necessary, targeted new infrastructure investment to unlock pinch points.
Torbay HMA
Torbay is the least extensive HMA in the region, extending little beyond the three linked settlements of Torquay, Paignton and Brixham, which form a single SSCT. The HMA reflects the relatively limited economic influence of the SSCT and the importance of in-migration for retirement in the housing market.
The corridor between Brixham and Newton Abbot will experience growth in movement and it will be important to ensure that it works effectively to support regeneration.
Torbay SSCT
Torbay has been affected by restructuring of tourism and the fishing industry, and has lost important manufacturing jobs. It has the second lowest GVA per head of any local authority in the country, low levels of skills and pay and concentrations of multiple deprivation. Consequently there is a need for concerted action to regenerate the area.
The vision for Torbay is for sustainable regeneration, providing a mix of new jobs and housing, together with support services and facilities. Torbay’s challenge is to regenerate its physical fabric, communications and image, providing the conditions in which its economy can be diversified and and its tourism role revitalised. Stimulating economic performance, retaining and attracting a younger population to address the imbalance in existing demographics; greater investment in physical fabric; opportunities to reduce deprivation and disparities and to increase income levels; delivery of affordable housing; and a retail performance that reflects the size of the population are all essential to delivering a step-change in performance.
The key strategic development issue for Torbay is, therefore, to stimulate economic development within its urban area to assist regeneration and increase rates of housing provision, including the provision of affordable housing. The primary location for housing and employment will be within Torbay’s urban area, concentrating on re-using previously developed land and buildings and securing higher densities. This will be complemented by the development of one or more mixed use urban extensions.
Policy HMA5: Torbay HMA
Provision should be made within the Torbay HMA for:
- growth of about 10,100 jobs
- growth of at least 15,000 homes, distributed between the local authorities as:
| Torbay | 15,000 |
HMA 5
Torbay will regenerate its roles as a tourism, employment and service centre, tackling concentrations of multiple deprivation, by providing for:
- tourism development in Torquay, Paignton and Brixham; and
- enhancement of Torquay, Paignton and Brixham town centres for retail and other services
- land and premises to support diversification of the economy
- re-use of previously developed land and buildings.
Provision for sustainable housing growth will comprise:
- 7,200 new homes within the existing urban area of Torbay (Torbay)
- 7,800 new homes at Area of Search 5A to the west of Torbay (Torbay)
Provision for about 11,700 jobs should be made in the Torquay and Paignton/Totnes TTWAs (of which about 10,100 should be in the Torbay HMA) over the plan period together including the provision of about 29 ha of employment land.
Transport outcomes
Action should be taken to improve movement and accessibility for all on the corridor between Brixham and Newton Abbot. This should comprise:- demand management measures
- sustainable travel measures; and
- if necessary targeted new infrastructure investment to unlock pinch points.
Taunton HMA
The Taunton HMA is centred on the Taunton and Bridgwater SSCTs and covers an extensive surrounding rural area containing a number of market towns as well as part of the Exmoor National Park. While both SSCTs have experienced significant population growth, Taunton has become the more dominant centre, offering a wide range of employment and retail and other services. Bridgwater plays a complementary role to Taunton, providing jobs in sectors not as well represented in Taunton’s economy and, in the main, lower-cost housing.
The corridor linking Taunton and Bridgwater (including proposed urban extensions) will experience growth in movement and it will be important to ensure that these corridors work effectively to avoid local journeys taking place on the M5.
Taunton SSCT
Taunton's (population 62,000) position on the strategic north-south transport corridor has helped to stimulate significant growth at the town and it is now an important employment and retail centre in the central part of the region. It is anticipated that Taunton will continue to experience economic growth in the future and there are well-advanced proposals for mixed-use development to extend and enhance the town centre. Parts of the town are at risk from flooding and a long-term solution is needed to manage this.
The key strategic development issue is to support growth of the Taunton's role as a major business, commercial, educational, service and cultural centre. The strategy provides for additional economic development and housing within the urban area to assist regeneration, focused on the town centre. This will be complemented by two mixed-use urban extensions.
Bridgwater SSCT
Bridgwater (population 36,000) lies approximately 10 miles north of Taunton. Historically, the economy of the town has relied on manufacturing industries but, following a number of factory closures, warehousing and distribution have become much more significant, capitalising on the town's good access to the strategic road network. The larger scale growth of Taunton has led to strong commuting patterns between the towns and a chnage in the role of Bridgwater's town centre. Like Taunton, flood risk affecting parts Bridgwater need to be carefully managed.
The key strategic development issue for Bridgwater is to secure regeneration and promote further diversification of its economic base to promote greater self-containment. There are opportunities to re-use vacant employment sites in the urban area to foster a wider and better range of employment opportunities, and action is needed to enhance the town centre so it can better serve a growing population. This will be complemented by additional housing provision including a mixed use urban extension
HMA 6
Policy HMA6: Taunton HMA
In the Taunton HMA provision will be made for:
- growth of about 25,800 jobs
- growth of at least 34,500 homes, distributed between the local authorities as:
| Taunton Deane | 21,800 |
| Sedgemoor | 10,200 |
| West Somerset | 2,500 |
Taunton SSCT
Taunton will realise its economic potential and develop its role as an employment, service and cultural centre to meet the needs of an expanding population, while reducing the risk of flooding, by providing for expansion and regeneration of the town centre.
Provision for sustainable housing growth will comprise:
- 11,000 new homes within the existing urban area of Taunton (Taunton Deane)
- 4,000 new homes at Area of Search 6A to the north east of Taunton (Taunton Deane)
- 3,000 new homes at Area of Search 6B to the south west of Taunton (Taunton Deane)
Planning for employment will provide for about 16,500 jobs in the Taunton TTWA including the provision of about 34 ha of employment land.
Bridgwater SSCT
Bridgwater will be regenerated, diversify its economy and increase self-containment, while reducing the risk of flooding, by providing for:
- the re-use of redundant employment site
- improving the town centre
Provision for sustainable housing growth will comprise:
- 6,200 new homes within the existing urban area of Bridgwater (Sedgemoor)
- 1,500 new homes within Area of Search 6C, partly within the existing urban area and partly as an extension to it, to the north of Bridgwater (Sedgemoor)
Planning for employment will provide for about 7,500 jobs in the Bridgwater TTWA including the provision of about 54 ha of employment land.
Transport outcomes
Action should be taken to improve movement and accessibility for all on the corridor between Bridgwater and Taunton (avoiding the M5). This should comprise:- demand management measures
- sustainable travel measures; and
- if necessary targeted new infrastructure investment to unlock pinch points.
Bournemouth and Poole HMA
The Bournemouth and Poole HMA is centred on an extensive and complex conurbation that comprises the towns of Bournemouth (population 163,000), Poole (population 138,000) and Christchurch (population 40,000) as well as a network of surrounding settlements that have strong functional relationships with the conurbation. The scale of this urbanised area - the second largest in the region - and the strength and complexity of functional relationships mean that the area functions as a single SSCT. Beyond the SSCT, the HMA covers an extensive coastal and rural area, including North Dorset, Purbeck and East Dorset districts, parts of which fall outside of the functional SSCT area and the Bournemouth and Poole TTWAs. Housing affordability is a key issue throughout the HMA.
A key feature of the HMA is the extensive network of heathland habitats of international significance, which are protected under the European Wildlife Directive. Previous housing growth has put considerable pressure on heathland habitats. Further development, both individually and cumulatively, must ensure that the integrity of these areas is not affected. The local authorities are working with Natural England to put in place a joint LDD setting out an overall policy approach covering minimisation, avoidance and mitigation of potential adverse effects on the protected heathland, as well as funding mechanisms to deliver these measures.
The green belt will continue to maintain the separate identities of the settlements that form the SSCT, particularly those lying to the north of the Poole-Bournemouth-Christchurch conurbation. However, necessary provision for new homes and to fulfil the SSCT's economic potential cannot be met within the existing urban areas. The most sustainable solution is to provide for urban extensions to the SSCT, including at seven locations that have been subject to a review of the green belt. Bournemouth Airport plays an important role in the economy of the sub-region and passenger numbers are forecast to grow, with consequent need to improve surface access and terminal facilities. To address these exceptional circumstances, the RSS makes changes to the general extent of the green belt, removing the designation from the areas required to accommodate the proposed urban extensions and from land required to meet the development needs of Bournemouth Airport. Monitoring of the delivery and effectiveness of mitigation measures will be needed and if necessary, should trigger review of the phasing and/or distribution and/or scale of housing provision.
The corridors linking the communities in the north and west of the SSCT (including Wimborne Minster, Colehill, Ferndown, Verwood, St Leonard’s, West Moors and St Ives) with Bournemouth and Poole town centres will experience growth in movement and it will be important to ensure that these corridors work effectively.
The South East Dorset SSCT
The key characteristics of the South East Dorset SSCT are described above. The town centres of Poole and Bournemouth and, to a lesser extent, Christchurch, are the key focal points in the SSCT for employment, retail and other services, although there are also some significant employment areas away from the main conurbation, including at Bournemouth Airport and Ferndown. The ability of the SSCT to realise its economic potential and reconcile this with its nationally and internationally recognised environment is critical to its future success.
The strategy for the SSCT is, therefore, to realise its economic potential by significantly enhancing the roles of Poole and Bournemouth town centres (including the Lansdowne area) as well as expanding employment opportunities at Ferndown. Although significant housing growth can be accommodated within the existing urban areas of the SSCT, urban extensions will also be required to accommodate requirements. Realising the potential of Poole's Twin Sails Regeneration Area is also a key part of the strategy. Achieving this in a sustainable way will, in particular, require the integrity of the sub-region's high quality environmental assets to be safeguarded.
HMA 7
Policy HMA7: Bournemouth and Poole HMA
In the Bournemouth and Poole HMA provision will be made for:
- growth of about 45,400 jobs
- growth of at least 48,100 homes, distributed between the local authorities as:
| Bournemouth | 16,100 |
| Poole | 10,000 |
| Christchurch | 3,450 |
| East Dorset | 6,400 |
| Purbeck | 5,150 |
| North Dorset | 7,000 |
South East Dorset SSCT
The South East Dorset SSCT will realise its economic potential and enhance the roles of centres for employment, retail, cultural and other services, while safeguarding the integrity of environmental and habitat designations, by providing for:
- the transformation of Bournemouth and Poole town centres through expansion of and improvements to retail, cultural, tourism and higher education facilities, office-based employment and high density residential development
- increasing the density of development at locations which offer a wide range of services and facilities
- Suitable Alternative Natural Greenspace to relieve visitor pressure for recreation on the Special Protection Area.
Provision for sustainable housing growth will comprise:
- 14,600 new homes within the existing urban area of Bournemouth (Bournemouth)
- 10,000 new homes within the existing urban area of Poole (Poole)
- 2,850 new homes within the existing urban area of Christchurch (Christchurch)
- 1,500 new homes at Area of Search 7A to the north of Bournemouth (Bournemouth)
- 2,750 new homes at Area of Search 7B at Lychett Minster (Purbeck)
- 600 new homes at Area of Search 7C to the north of Christchurch (Christchurch)
- 3,800 new homes within the existing urban areas in East Dorset (East Dorset)
- 2,400 new homes at Areas of Search 7D/E/F within East Dorset (East Dorset)
Planning for employment will provide for about 42,000 jobs over the plan period, with about 23,000 jobs in the Bournemouth TTWA and about 19,000 jobs in the Poole TTWA, including the provision of about 152 Ha of employment land (which includes about 20 hectares of employment land at Area of Search 7G to the west of Ferndown (East Dorset)).
In accommodating this level of growth the opportunity should be taken to maximise the potential of Bournemouth town centre, including the Lansdowne area, Poole town centre and the Twin Sails Regeneration Area as the primary locations for office, retail, cultural and higher education facilities, in order to take advantage of access to sustainable modes of transport.
Ecological Integrity
Provision for new residential development in the HMA must secure effective minimisation, avoidance and mitigation of the potential adverse effects on the ecological integrity of the Dorset heathlands internationally designated sites.
South East Dorset Green Belt
The general extent of the South East Dorset Green Belt will be maintained subject to the following alterations:
- removal of the green belt at Bournemouth Airport, having regard to the development needs of the airport
- removal of the green belt to accommodate urban extensions at Areas of Search 7A, 7B, 7C and 7D/E/F
- removal of the green belt to accommodate employment land at Area of Search 7G.
Transport outcomes
Action should be taken to improve movement and accessibility for all on the corridors linking the communities in the north and west of the SSCT with Bournemouth and Poole town centres. This should comprise:- demand management measures
- sustainable travel measures; and
- if necessary, targeted new infrastructure investment to unlock pinch points.
Plymouth HMA
The Plymouth HMA is centred on the city of Plymouth, which is the main destination for services, comparison shopping and leisure in the area. The HMA also covers part of the Dartmoor National Park and extends across the River Tamar into south eastern Cornwall. The HMA includes a range of market towns, some of which lie outside Plymouth's travel-to-work area (such as Tavistock), as well as attractive rural and coastal areas which are attractive for 'lifestyle' and retirement migration and include areas of high second home ownership.
The corridors linking Plymouth city centre with Langage and the Sherford new community, with Saltash and with Plymouth Airport will experience growth in movement and it will be important to ensure that these corridors work effectively to avoid local journeys taking place on the A38.
Plymouth SSCT
Plymouth (population 244,000) has a high quality landscape and waterfront setting and a vibrant cultural life, high order retail centre and a growing university. Plymouth has emerged from a period of fundamental economic restructuring with the city’s economy modernising. Plymouth's vision is for the city to fulfil its economic potential, and becoming a vibrant waterfront city, providing the highest order of educational, cultural, health and leisure services in this part of the region.
Stimulating economic development will offer the opportunity to transform the city into a place where people want to live, work and relax, making real progress in reducing deprivation in the city and its hinterland. Plymouth is ideally placed to spread the benefits of this investment to the wider south west of the region, making a greater contribution to regional prosperity.
The main strategic development issues for the city are how best to simulate economic potential, deliver a step change in employment and bring about an improved quality of life for all residents. The successful achievement of the vision to transform the city will result in higher growth rates than previously experienced. This will require significant expansion of indigenous business activity as well as inward investment and support from public agencies.
Plymouth has the potential to accommodate the majority of its development needs within the existing urban area with the potential for the release of significant new sites for development. Increased economic activity, accompanied by a balance of housing provision, will enable Plymouth to achieve a level of performance and quality of life appropriate to its size. It will also enable disparities and inequalities, both at the local and regional level, to be reduced.
Additional housing and economic development that cannot be accommodated within the existing urban area can be provided for early in the plan period at the Sherford new community, to the east of the city. Urban extensions, such as the new community, should be fully integrated with the existing urban area, including through provision for high quality public transport.
HMA 8
Policy HMA8: Plymouth HMA
In the Plymouth HMA provision will be made for:
- growth of about 52,000 jobs
- growth of at least 55,700 homes, distributed amongst the local authorities as:
| Plymouth | 33,000 |
| South Hams | 12,300 |
| Caradon | 6,000 |
| West Devon | 4,400 |
Plymouth SSCT
Plymouth will be transformed and revitalised, realising its potential as the economic hub for the far South West and enhancing its role as a retail and cultural centre, by providing for:
- development of cultural and tourist attractions and a high quality public realm, including the waterfront
- a range of employment opportunities, services and facilities to improve the physical fabric of the urban area
- improvement of the retail performance of the city centre and its continued development as the focus for the wider urban area.
Provision for sustainable housing growth will comprise:
- 33,000 new homes within the existing urban area of Plymouth (Plymouth)
- 6,000 new homes at Sherford to the east of Plymouth (South Hams)
- 500 new homes at Area of Search 8A at Plymouth (South Hams)
- 500 new homes at Saltash/Torpoint (Caradon)
Planning for employment will provide for about 42,000 jobs over the plan period including the provision of about 150 hectares of employment land.
Transport outcomes
Action should be taken to improve movement and accessibility for all on the following corridors:- Langage - Sherford - Plymouth city centre
- Saltash - Plymouth city centre
- Plymouth Airport - Plymouth city centre
This should comprise:
- demand management measures
- sustainable travel measures; and
- if necessary targeted new infrastructure investment to unlock pinch points.
West Cornwall HMA
The West Cornwall HMA includes the three 'core' settlements of Truro, Camborne/Pool/Redruth and Falmouth-Penryn, which the RSS considers as a single SSCT. The HMA extends over the lower part of the Cornwall peninsula, including larger towns such as Penzance, Newquay and St Austell, as well as extensive coastal and rural areas. Tourism is a key part of the local economy and, consequently, retirement migration, second homes and holiday accommodation are significant factors in the housing market.
Cornwall is a priority area for addressing regional disparities in economic performance and qualifies for EU Convergence Funding for the period 2007-2013. This reflects its low GVA and high levels of deprivation. The spatial strategy for the HMA needs to build on Objective 1 and Convergence Funding opportunities and create a framework to enable sustained prosperity and growth in the future. This will require concerted action to stimulate the economy across the whole sub-region, including cultural and environmental tourism.
The corridors linking Redruth with Camborne and between Truro city centre and the western part of the urban area will experience growth in movement and it will be important to ensure that these corridors work effectively to support regeneration and avoid local journeys taking place on the A30.
Truro , Falmouth-Penryn and Camborne/Pool/Redruth SSCT
Although they perform very different roles, Truro, Camborne/Pool/Redruth and Falmouth-Penryn function as an interrelated network and are collectively of sub-regional significance, accounting for around 30% (51,000) of jobs in Cornwall. The three 'core' settlements are, therefore, identified as a single SSCT, which has the potential to become the centre of Cornwall's economic growth. Planning for the future of the SSCT in an integrated way offers a major opportunity to address issues of low GVA and comparative disadvantage in this part of the region.
Truro is the main commercial, retail, service and administration centre in Cornwall. It is the only settlement with more jobs than population and has the highest house price to income ratio of any settlement in the region. The key strategic development issue for Truro is to provide a level of housing which is more in scale with the size of the existing and forecast employment base to reduce the overall level of commuting into the city. Truro is physically constrained by landscape and other considerations and its expansion will require careful planning, including urban extension.
Camborne/Pool/Redruth is undergoing significant economic restructuring following the decline of the mining and manufacturing sectors. The historic importance of the former has been recognised through World Heritage Site status. It has significant concentrations of multiple deprivation and is a regional priority for regeneration, reflected by the establishment of an urban regeneration company. The key strategic development issue for Camborne/Pool/Redruth is to secure concerted economic and physical regeneration. Potential growth sectors include environmental technologies, education and business services. At least 6,000 new homes are proposed within the urban area of Camborne/Pool/Redruth and through urban extension.
Falmouth-Penryn is a tourist resort and, a centre for higher education and is a major port, with a concentration of marine-sector businesses. The key strategic development issue for Falmouth-Penryn is to develop and enhance these functions, while also strengthening its retail role. Although physically constrained there is scope for meeting housing requirements within the urban area as well through an urban extension.
HMA 9
Policy HMA9: West Cornwall HMA
In the West Cornwall HMA provision will be made for:
- growth of about 33,100 jobs
- growth of at least 48,800 homes,distributed amongst the local authorities as:
| Carrick | 10,900 |
| Kerrier | 14, 400 |
| Penwith | 7,800 |
| Restormel | 15,700 |
Truro, Falmouth-Penryn and Camborne/Pool/Redruth SSCT
Truro, Falmouth-Penryn and Camborne/Pool/Redruth will develop their complementary roles by providing for:
- major enhancement of Truro as an employment, service and retail centre
- the regeneration of Camborne/Pool/Redruth as a regional priority, consolidating the urban area while respecting the World Heritage Site designation
- enhancement of Falmouth-Penryn’s maritime, tourist, business, education and retail functions.
Provision for sustainable housing growth will comprise:
- 1,000 new homes within the existing urban area of Truro (Carrick)
- 5,400 new homes at Area of Search 9A to the west and south of Truro (Carrick)
- 2,000 new homes within the urban area of Falmouth-Penryn (Carrick)
- 800 new homes at Area of Search 9B at Falmouth-Penryn (Kerrier)
- 6,000 new homes within the urban area of Camborne/Pool/Redruth (Kerrier)
- 5,100 new homes at Area of Search 9B at Camborne/Pool/Redruth (Kerrier)
Planning for employment will provide for about 9,500 jobs in Truro TTWA, about 4,700 jobs at the Camborne/Redruth TTWA and about 2,700 jobs at the Falmouth TTWA including the provision of about 58 ha of employment land.
Transport outcomes
Action should be taken to improve movement and accessibility for all on the following corridors:- Redruth - Camborne
- west Truro - Truro city centre
This should comprise:
- demand management measures
- sustainable travel measures; and
- if necessary, targeted new infrastructure investment to unlock pinch points.
Isles of Scilly
Located of the south western tip of Cornwall, the Isles of Scilly are an environment of the highest quality. With a population of little more than 2000 and an economy that is heavily dependant on tourism, there is a continuing struggle to maintain viable and balanced communities on the islands. The main means of communication with the mainland are ferry and air services.
The strategy for the Isles of Scilly is provide housing only to meet local needs, reflecting the islands' limited services and the importance of its environment. Efforts also need to be made to diversify the economy and to maintain air and sea links with the mainland.
Policy HMA9a: Isles of Scilly
In the Isles of Scilly, viable and balanced communities will be supported and the high quality environment protected by providing for:
- housing that meets local needs only
- diversification of the local economy
- improvements to air and sea links
Provision for sustainable housing growth will comprise about 100 new homes to meet local needs only.
Polycentric Devon and Cornwall HMA
The Polycentric Devon and Cornwall HMA covers a large area of north Devon and Cornwall, encompassing part of the Exmoor National Park as well as North Devon, Torridge and North Cornwall districts. The area is rural in character, with a relatively dispersed settlement pattern, including a number of larger market and coastal towns. The Barnstaple SSCT is the largest town and, while it is the economic and administrative centre for the north part of Devon, its influence does not extend to the south western part of the HMA. Other larger towns include Bideford, Bodmin and Ilfracombe and the complex, polycentric character of the HMA is reflected in it being divided between ten travel-to-work areas. The housing market is strongly influenced by in-migration and second and holiday homes.
Barnstaple SSCT
The key strategic development issue for Barnstaple is to further develop critical mass to enhance its role as the key service and employment centre in the north of the HMA, and to improve overall levels of self-containment. The strategy is to develop a vibrant and diverse economy and skills base, including enhanced higher education opportunities, and build a stronger retail and service role for the town centre. Barnstaple is well placed to increase its significance as an employment and service centre for a wide rural catchment area, helping to promote and spread economic prosperity. Housing needs will be met both within the existing urban area and through an urban extension.
HMA 10
Policy HMA10: Polycentric Devon and Cornwall HMA
In the Polycentric Devon and Cornwall HMA provision will be made for:
- growth of about 20,300 jobs
- growth of at least 35,000 dwellings, distributed between the local authorities as:
| North Devon | 10,900 |
| Torridge | 10,700 |
| North Cornwall | 13,400 |
Barnstaple SSCT
Barnstaple will enhance its role as an employment and service centre to meet the needs of a growing population and increase its self-containment by providing for:
- expansion of the town centre
- improvements to higher education facilities to ensure the availability of skills required for economic growth
Provision for sustainable housing growth will comprise:
- 4,800 new homes within the existing urban area of Barnstaple (North Devon)
- 2,400 new homes at Area of Search 10A at Barnstaple (North Devon)
Provision should be made for around 6,300 jobs in the Barnstaple TTWA including around 50 hectares of employment land.
Salisbury HMA
The Salisbury HMA is centred on the city of Salisbury, which is identified as an SSCT, and covers an extensive rural hinterland. Salisbury is a key employment centre and there are also significant concentrations of jobs at Amesbury, Porton Down and associated with military activities on and around Salisbury Plain.
The HMA faces particular issues relating to water abstraction that will need careful consideration in planning for and delivering necessary growth. Sewage treatment works in the area are currently subject to restrictions which limit nutrient loads in discharges to levels that are considered safe for the ecosystem in the River Avon Special Area of Conservation and Avon Valley Special Protection Area and Ramsar site. Future sewage treatment capacity will need to ensure discharges do not increase nutrient loads which could harm these internationally important sites. A strategic review of the options for future capacity may be required, looking beyond incremental expansion to new facilities or other possible works.
Salisbury SSCT
The cathedral city of Salisbury (population 43,000) is a large free standing employment centre performing a traditional service role for a wider hinterland of smaller towns and villages, and with a nationally important role as a tourism centre. The retail centre has a high quality image and good demand for retail units. The outward expansion of Salisbury is affected by environmental issues, including flooding and important wildlife habitats.
While there are opportunities for some job growth at locations such as Amesbury, the key strategic aim is to extend and enhance Salisbury as an employment and retail centre so it can better serve the surrounding rural area and achieve greater levels of self-containment. The 'Salisbury Vision', developed by the local authority and other stakeholders, anticipates significant improvements in the retail and cultural offer of the city centre together with housing provision and environmental and transport improvements. Careful consideration will need to be given to identifying the most sustainable solutions for delivering housing growth at Salisbury, taking account of water quality, habitats and flooding issues.
HMA 11
Policy HMA11: Salisbury HMA
In the Salisbury HMA provision will be made for:
- growth of about 13,900 jobs
- growth of at least 12,400 dwellings distributed between the local authorities as:
| Salisbury | 12,400 |
Provision will be made to deliver additional waste water treatment capacity in the HMA.
Salisbury SSCT
Salisbury will enhance its role as an employment and service centre by providing for:
- improvements to retail, cultural, educational and tourism facilities in the city centre
- higher-skilled employment, particularly in the office sector
- a reduction in traffic in the city centre
- improvements to the character and setting of the city
Provision for sustainable housing growth will comprise at least 6,000 new homes.
Planning for employment will provide for about 13,500 jobs in the Salisbury TTWA and the provision of about 37 ha of employment land.
Weymouth and Dorchester HMA
The Weymouth and Dorchester HMA is focused on the towns of Weymouth and Dorchester, which are both SSCTs and share a single travel-to-work area. There are significant commuting flows between them. The HMA extends over a wide rural and coastal area includes a number of smaller market towns and villages. The HMA sits within, and close to, Areas of Outstanding Natural Beauty and the Jurassic Coast World Heritage Site. The high quality environment makes the area attractive to retirement and 'lifestyle' migration, with holiday and second homes also being a key feature of the housing market.
The corridor linking Weymouth and Dorchester will experience growth in movement and it will be important to ensure that the corridor works effectively, particularly to support regeneration at Weymouth.
Dorchester SSCT
Dorchester (population 16,000) has an important role in the retail and services sector with the opportunity to build on heritage and cultural potential. The key strategic development issue is the need to address commuting into the town by achieving a better balance between employment and housing growth. Provision for new homes will be made both within the existing urban area and through an urban extensionl. The sustainable growth of Dorchester should also incorporate the further expansion of the role of the town centre by improvements to retail and cultural facilities and the public realm, the expansion of office-based employment and high density residential development.
Weymouth SSCT
Weymouth is an important resort and service centre but has an economy dominated lower paid jobs in these sectors. While some growth sectors are also represented - such as distribution, engineering and electronics - there is a need to broaden the town's economic base including in knowledge-based industries. Key strategic development issues for Weymouth are to enhance its role as a major tourist resort by upgrading the quality of accommodation and looking to broaden the season, and strengthening its service centre role through provision for retail, leisure, education, recreation, health and community facilities, particularly in the town centre. Provision also needs to be made to strengthen and diversify the town's economy to improve Weymouth’s self-containment.
Portland Harbour is hosting the 20012 Olympic and Paralympic sailing events, providing an opportunity to support tourism and economic growth and establish lasting legacies, such as improved transport connections.
HMA 12
Policy HMA12: Weymouth and Dorchester HMA
In Weymouth and Dorchester HMA provision will be made for:
- growth of about 11,900 jobs
- growth of at least 18,100 homes, distributed between the local authorities as:
| West Dorset | 12,500 |
| Weymouth & Portland | 5,600 |
Employment
Planning for employment will provide for about 9,500 jobs in the Weymouth and Dorchester TTWA including the provision of about 28 ha of employment land.
Weymouth SSCT
Weymouth will enhance its role as an employment and service centre and as a tourist resort, and increase its self-containment, by providing for:
- improvements to and expansion of retail, service and leisure facilities and the public realm in the town centre
- diversification of its economy, including through the re-use of redundant employment sites
- management of flood risks
Dorchester SSCT
Dorchester will enhance its role as an employment and service centre to meet the needs of a growing population and increase its self-containment, including provision for improved heritage and cultural facilities.
Provision for sustainable housing growth will comprise:
- 4,000 new homes within the existing urban area of Dorchester (West Dorset)
- 3,000 new homes at Area of Search 12A at Dorchester (West Dorset)
Provision for sustainable housing growth will comprise:
- 5,000 new homes within the existing urban area of Weymouth (Weymouth & Portland)
- 700 new homes at Area of Search 12B at Weymouth (West Dorset)
Transport outcomes
Action should be taken to improve movement and accessibility for all and tackle congestion on the corridor between Dorchester and Weymouth. This should comprise:- demand management measures
- sustainable travel measures; and
-
if necessary, targeted new infrastructure investment to unlock pinch points.
South Somerset HMA
The South Somerset HMA covers an extensive, mostly rural, area centred on Yeovil (population 41,000), the largest town and the area's commercial and administrative centre, which is identified as an SSCT. A number of market towns - including Wincanton, Ilminster, Sherborne, Crewkerne and Chard - act as local service and employment centres.
Yeovil SSCT
Yeovil is an important major employment centre, but has an economy dominated by a single employer in aerospace and associated engineering. The town has a relatively high level of self-containment, although there is notable in-commuting from the surrounding area. The 'Yeovil Vision', developed by the town, sets out ambitious goals aimed at improving the town's image, diversifying the employment base and building on the town's self-containment, including enhancing the skills base in association with Yeovil College. The 'Vision' also looks to broaden the range of retail and leisure opportunities in the town centre and improve transport connections.
Yeovil is the most appropriate location at which to focus growth within the HMA. The strategic emphasis is, therefore, on increasing the town's potential to attract investment to the town centre and the wider economy, increasing its ability to serve the surrounding area. Significant provision for new homes will be made within the existing urban area and by extending the town. To enable the most sustainable option for Yeovil's growth to be identified, the RSS shows a 360° area of search around the town, extending into the neighbouring West Dorset district.
HMA 13
Policy HMA13: South Somerset HMA
In the South Somerset HMA provision will be made for:
- growth of about 10,700 jobs
- growth of at least 19,700 homes, distributed between the local authorities as:
| South Somerset | 19,700 |
Yeovil SSCT
Yeovil will realise its economic potential and enhance its role as an employment, housing, educational and cultural centre by providing for:
- diversification of the town’s economy
- a broadening of the range of retail and leisure facilities in the town centre
Provision for sustainable housing growth will comprise:
- 6,400 new homes within the existing urban area of Yeovil (South Somerset)
- 5,000 new homes at Area of Search 13A at Yeovil (South Somerset and West Dorset)
Planning for employment will provide for around 9,100 jobs in the Yeovil TTWA including the provision of around 43 ha of employment land.
Housing Distribution to Housing Market Areas and Districts
Distribution of Housing Provision
The following tables show the proposed distribution of 29,623 dwellings per annum across the region, to 2026, by District and Housing Market Areas and by places named for strategic levels of growth in Development Policy A. The figures are not derived directly from one mathematical model or set of projections. Rather they are the result of the range of evidence and debate that has been considered through the process of preparing the Strategy and latest evidence about household growth in the region including:
- household projections (CLG 2003-based and 2004-based);
- the needs of the regional economy having regard to economic scenarios and projections;
- evidence about the affordability of housing;
- the findings of the Sustainability Appraisal, Appropriate Assessment and other information about environmental capacity;
- the likely impact on transport and other infrastructure; and
- evidence about the availability of suitable land.
It should be noted that the figures in Table 4.1 include the totals for the SSCTs in Table 4.2. Figures relating to the Dartmoor and Exmoor National Parks and the Isles of Scilly are estimates of provision against strictly local needs only. The totals for West Somerset and North Devon accordingly exclude the area covered by Exmoor National Park, and those for Teignbridge, South Hams and West Devon exclude the area in Dartmoor National Park.
The detailed requirements of the SSCTs, accounting for about 20,000 dwellings per annum, have been set out in the preceding policies, and these have also been an important consideration in arriving at the detailed housing distribution tables. It is expected that over 80% of new jobs will arise in TTWAs of the 21 SSCTs in Development Policy A. The approach proposed means about 68% of new dwellings being developed in these places.
Strategic Phasing of Provision
The distribution of development between the two periods 2006-2016 and 2016-2026 is set out in Table 4.1. It takes account of a large range of factors including:
- existing housing land capacity and future potential;
- likely housing delivery trajectories;
- the existing relationship between scale of housing and employment provision;
- the delivery of economic development and regeneration initiatives;
- strategic potential including the delivery at New Growth Points; and
- the need to achieve the requirements of the Spatial Strategy (Development Policies A, B and C).
Stepping up the delivery of housing in the region will require careful management. This will include maintaining robust evidence bases, particularly in the form of Strategic Housing Market Assessments and Housing Land Availability Assessments.
Partial Review
The Secretary of State considers that the RSS will need to be refined through a partial review. This is to ensure that the South West maximises its contribution to the national house building target set out in the Housing Green Paper, taking into account recent further evidence such as the NHPAU report 'Meeting the Housing Requirements of an Aspiring and Growing Nation' (June 2008). Any additional housing growth will need to be planned and accommodated in the most sustainable way by identifying further broad locations to meet longer term development needs, considering proposals for New Growth Points and Ecotowns and other evidence including the conclusions from the Sustainability Appraisal on Proposed Changes.
The Secretary of State expects the partial review to focus on section 4 of the RSS and to set out the infrastructure requirements of any additional growth. The Secretary of State recognises that the proposed changes would result in the loss of green belt land. The partial review work assessing the land use implications of further development - including housing supply as set out above and in policy HD1 – in the three housing market areas affected by this loss, should include a green belt review with a particular view to determining whether additional land should be designated as green belt.
The Secretary of State wishes to see commencement of partial review work as soon as possible. However, the requirement for further partial review work does not in any way delay the need for rapid progress on delivery of the RSS and the strategy and direction of growth as currently set. The urgency of addressing the infrastructure requirements of existing growth set out in the RSS should also not wait for partial review work and the Secretary of State's expectations of the work required by Government and the region on infrastructure in set out in section 3.
Map 4.2 South West Housing Market Areas
HD1
Sub-Regional Distribution of Housing 2006-2026: Managing and Stepping Up Supply
Provision should be made across the HMAs and LPA areas to deliver the total number of dwellings in the periods between 2006-2016 and 2016-2026 as set out in Tables 4.1 and 4.2. To support the required step-up in the delivery of new homes and to ensure that new homes are in locations that accord with the Core Spatial Strategy;
Local Planning Authorities should complete Strategic Housing Land Availability Assessments (SHLAAs) as evidence for LDFs
Local Planning Authorities should identify and manage the release of land to maintain the momentum of housing delivery to meet the region's objectives for places by;
- Identifying sites and contributions form areas of planned change in LDFs (based on Strategic Housing Land Availability Assessments and other evidence) to ensure a 15 year supply of land for housing , including a 5 year supply of specific, deliverable sites
- Where needed, identifying broad locations in LDFs so that these locations can be included in the 11-15 year supply and be further tested before sites are identified
- Co-ordinating the release of housing land with the necessary improvement to and/or provision of infrastructure
- Adopting a flexible approach to delivery by not treating housing figures as ceilings whilst ensuring that development is focused on locations that deliver the Plan's Core Spatial Strategy
- Maintaining housing and brownfield land trajectories, and managing delivery where actual performance is outside of acceptable ranges.
The Regional Planning Body should monitor the five-year supply in the region, along with levels and patterns of migration, household and population change, the recent and projected performance of the regional economy, housing mix, affordability, and delivery in rural areas. The RPB should maintain a regional housing trajectory, linked to regional and local Annual Monitoring Reports. Where monitoring suggests that the expected outcomes of the Plan are not being achieved, consideration should be given to reviewing the Plan.
The Plan will be refined through a partial review to ensure that additional and longer term housing growth is planned and accommodated in the most sustainable way by identifying broad locations to meet longer term development needs, taking account of New Growth Points, Ecotown initiatives, and other evidence.
Table 4.1 Housing Market Areas, Unitary Authorities and Districts:
| 2006-2026
Overall Annual Average Net Dwelling Requirement |
2006-2016
Annual Average Net Dwelling Requirement |
2016-2026
Annual Average Net Dwelling Requirement |
|
|---|---|---|---|
| West of England Housing Area | 6,898 | 6,898 | 6,898 |
| Bath & North East Somerset* | 1,065 | 1,065 | 1,065 |
| Bristol * 4 | 1,825 | 1,825 | 1,825 |
| North Somerset* | 1,338 | 1,338 | 1,338 |
| South Gloucestershire* | 1,640 | 1,640 | 1,640 |
| West Wiltshire | 615 | 615 | 615 |
| Mendip | 415 | 415 | 415 |
| Swindon HMA | 2,695 | 2,765 | 2,625 |
| Swindon* | 1,710 | 1,780 | 1,640 |
| North Wiltshire | 685 | 685 | 685 |
| Kennet | 300 | 300 | 300 |
| Gloucester & Cheltenham HMA | 2,820 | 2,820 | 2,820 |
| Cheltenham | 405 | 405 | 405 |
| Gloucester | 575 | 575 | 575 |
| Tewkesbury | 730 | 730 | 730 |
| Cotswold | 345 | 345 | 345 |
| Forest of Dean | 310 | 310 | 310 |
| Stroud | 455 | 455 | 455 |
| Exeter HMA | 2,770 | 2,770 | 2,770 |
| Exeter* | 750 | 750 | 750 |
| East Devon* | 855 | 855 | 855 |
| Teignbridge* | 795 | 795 | 795 |
| Mid Devon | 370 | 370 | 370 |
| Torbay HMA* | 750 | 750 | 750 |
| Taunton HMA | 1,725 | 1,725 | 1,725 |
| Taunton Deane* | 1,090 | 1,090 | 1,090 |
| Sedgemoor | 510 | 510 | 510 |
| West Somerset | 125 | 125 | 125 |
| Bournemouth & Poole HMA | 2,405 | 2,605 | 2,205 |
| Bournemouth | 805 | 805 | 805 |
| Poole* | 500 | 700 | 300 |
| Christchurch | 172.5 | 172.5 | 172.5 |
| East Dorset | 320 | 320 | 320 |
| Purbeck | 257.5 | 257.5 | 257.5 |
| North Dorset | 350 | 350 | 350 |
| Plymouth HMA | 2,785 | 2,535 | 3,035 |
| Plymouth City* | 1,650 | 1,400 | 1,900 |
| South Hams* | 615 | 615 | 615 |
| Caradon | 300 | 300 | 300 |
| West Devon | 220 | 220 | 220 |
| West Cornwall HMA | 2,440 | 2,440 | 2,440 |
| Kerrier* | 720 | 720 | 720 |
| Carrick* | 545 | 545 | 545 |
| Penwith | 390 | 390 | 390 |
| Restormel* | 785 | 785 | 785 |
| Polycentric Devon & Corwall HMA | 1,750 | 1,750 | 1,750 |
| North Cornwall | 670 | 670 | 670 |
| Torridge | 535 | 535 | 535 |
| North Devon | 545 | 545 | 545 |
| Salisbury HMA | 620 | 620 | 620 |
| Weymouth & Dorchester HMA | 905 | 905 | 905 |
| West Dorset | 625 | 625 | 625 |
| Weymouth & Portland | 280 | 280 | 280 |
| South Somerset HMA | 985 | 985 | 985 |
| Dartmoor National Park | 50 | 50 | 50 |
| Exmoor National Park | 20 | 20 | 20 |
| Isles of Scilly | 5 | 5 | 5 |
| Total | 29,623 | 29,643 | 29,603 |
Table 4.2 Strategically Significant Cities and Towns: Housing Totals
| SSCT | 2006-2026
Overall Annual Average Net Dwelling Requirement |
|---|---|
| Barnstaple | 360 |
| Bath | 400 |
| Bridgwater | 385 |
| Bristol | 4,350 |
| Camborne/Pool/Redruth, Falmouth-Penryn and Truro | 1,115 |
| Cheltenham | 690 |
| Chippenham | 275 |
| Dorchester | 350 |
| Exeter | 1,425 |
| Gloucester | 1,050 |
| Newton Abbot | 400 |
| Plymouth | 2,000 |
| Salisbury | 300 |
| South East Dorset | 1,925 |
| Swindon | 1,800 |
| Taunton | 900 |
| Torbay | 750 |
| Trowbridge | 300 |
| Weston-super-Mare | 600 |
| Weymouth | 285 |
| Yeovil | 570 |
| Total | 20,230 |
Provision for Gypsies and Travellers and Travelling Showpeople is part of housing and affordable housing provision provided for by the RSS. These figures are about 1% of overall housing provision in Table 4.1 and about 3% of affordable housing provision.
Table 4.3 Housing Market Areas, Unitary Authorities and Districts: Gypsy and Traveller Additional Pitch Requirements to 2011
| Housing Market Area | Residential Pitch Requirements | Transit Pitch
Requirements |
|---|---|---|
| Gloucester and Cheltenham HMA | 187 | 35 |
| Cheltenham | 27 | 10 |
| Gloucester | 18 | 5 |
| Tewkesbury | 75 | 10 |
| Cotswold | 17 | 5 |
| Forest of Dean | 30 | 0 |
| Stroud | 20 | 5 |
| West of England HMA | 208 | 90 |
| Bath & North East Somerset | 19 | 20 |
| Bristol City | 24 | 0 |
| North Somerset | 36 | 10 |
| South Gloucestershire | 58 | 25 |
| West Wiltshire | 14 | 5 |
| Mendip | 57 | 30 |
| Swindon HMA | 67 | 22 |
| Swindon | 14 | 5 |
| North Wiltshire | 48 | 12 |
| Kennet | 5 | 5 |
|
Salisbury District HMA |
18 | 5 |
| Torbay HMA | 8 | 5 |
| Taunton HMA | 41 | 5 |
| Taunton Dean | 20 | 5 |
| Sedgemoor | 17 | 0 |
| West Somerset | 4 | 0 |
|
South Somerset District & HMA |
20 | 10 |
| Bournemouth & Poole HMA | 227 | 107 |
| Bournemouth | 28 | 12 |
| Poole | 35 | 8 |
| Christchurch | 33 | 16 |
| East Dorset | 50 | 30 |
| Purbeck | 44 | 21 |
| North Dorset | 37 | 20 |
| Weymouth & Dorchester HMA | 44 | 47 |
| West Dorset | 44 | 22 |
| Weymouth & Portland | 0 | 25 |