Taunton Town Centre Planning Obligations 2008 · 2019-10-16 · 1 Introduction 2 2...

Planning ObligationsSupplementary Planning DocumentAdopted December 2008

Planning Obligations

Produced for Taunton Deane Borough Council by

2Introduction1

4Planning Policy Context2

6Taunton Deane's Approach to Planning Obligations3

9Areas for Intervention4

13Town Centre Development Areas5

19Generic Requirements for Housing Sites6

Annexes27Key Contacts1

28Calculation of contributions for Third Way, Northern Inner Distributor Road andfor Silk Mills Park and Ride Extension

2

29Community facilities policy and calculation of contributions for communityfacilities

3

33Calculation of children's play contributions4

34Calculation of outdoor sports facilities contributions5

Taunton Deane Borough Council Planning Obligations SPD

Contents

1.1 This Supplementary Planning Document (SPD) sets out the approach which TauntonDeane Borough Council will take towards the assessment, negotiation, collection and useof planning obligations.

1.2 The Council wants to secure the highest standards of development in Taunton Deane.This means achieving the best quality in design and sustainable development as well as thedelivery of the necessary infrastructure and services to meet the needs of the growingcommunity.

1.3 This SPD gives the most up to date guidance about the Council’s requirements forcontributions and should help the development industry in planning for new development.

1.4 Whilst this SPD specifically relates to the Taunton Town Centre Area Action Plan(TCAAP), (1) in particular Policy Im1, it also shows the broad direction which the Council willbe taking in future towards planning obligations across the Borough.

1.5 Outside the area covered by the TCAAP, this SPD provides illustrative informationwhich the Council will draw on to help guide site by site negotiations. The preparation by theCouncil of the forthcoming Local Development Framework Core Strategy will take forwardthe principles established in this SPD.

1.6 Notwithstanding the provisions of this SPD, the Council recognises that, every planningapplication will still need to be treated on its own merits and compliance with this SPD is nota guarantee that planning permission will be granted. Neither does compliance guaranteethat other planning obligations will not also need to be sought - to deal with the specificcircumstances of individual schemes.

1.7 The SPD should be read in conjunction with:

The adopted Local Plan (the Taunton Deane Local Plan, November 2004);The Taunton Town Centre Area Action Plan (adopted October 2008);The Draft Regional Spatial Strategy (and Secretary of State's Proposed Changes July2008);Other documents referred to elsewhere in the SPD.

1.8 This SPD is accompanied by a Sustainability Appraisal as required under the Planningand Compulsory Purchase Act 2004.

1.9 Under the Habitats Directive 92/43/EEC, any plan not directly connected with ornecessary to the management of a Natura 2000 site (such as an SAC, SPA or Ramsar site),but likely to have a significant effect thereon, has to be subject to an Appropriate Assessment(AA) of its implications for the site.

1.10 The Borough Council has not carried out a specific AA for the SPD because, in termsof Taunton town centre, the SPD is a mechanism to help deliver the proposals in the TauntonTown Centre Area Action Plan (TCAAP) by setting out how they will be funded. It will not in

Planning Obligations SPD Taunton Deane Borough Council2

1 Introduction

itself have significant effects on the environment. Any such effects would be due to theTCAAP proposals themselves. The Borough Council considers that the TCAAP would beunlikely to have a significant effect upon any Natura 2000 site, including the Somerset Levelsand Moors Special Protection Area (SPA) and Ramsar site. (This site lies, at its nearest,about 7000m linear distance from Taunton town centre.)

1.11 In partnership with adjoining district councils and the County Council, the Council isundertaking an AA in respect of any potential cumulative impact of the relevant Core Strategieson the Levels and Moors SPA/Ramsar. The Taunton town centre development proposed inthe AAP represents only a small portion of the total amount of development proposed withinthe catchments of rivers flowing in/across the Levels, by those Core Strategies.

3Taunton Deane Borough Council Planning Obligations SPD

Introduction 1

Basis of Planning Obligations

2.1 Planning obligations – often also known as Section 106 agreements - are ‘privateagreements negotiated, usually in the context of planning applications, between local planningauthorities and persons with an interest in a piece of land (or ‘developers’), and intended tomake acceptable development which would otherwise be unacceptable in planningterms (2). ’In their current form they have been used since 1990 as a means whereby localplanning authorities have obtained provision of facilities to serve developments, either byrequiring developers to provide these themselves; or through financial contributions to beused by the local planning authority or another body to make provision.

2.2 Section 106 of the Town and Country Planning Act 1990 (as amended by section 12(1)of the Planning and Compensation Act 1991) provides the legal framework for planningobligations. Circular 05/2005 outlines the most up to date guidance from government on theoperation of planning obligations policy.

Circular 05/2005

2.3 Circular 05/2005 states that planning obligations must be:

Relevant to planningNecessary from a planning policy contextDirectly related to the proposed developmentFairly and reasonably related in scale and kind to the proposed developmentReasonable in all other respects

2.4 Planning obligations can be used generally to secure development which is acceptablein terms of planning policy through prescription of set standards – e.g. affordable housingtargets. They can also be used to mitigate the impact of development, especially in relationto the need for infrastructure. Planning obligations can also be used to compensate for theloss of an existing resource. Finally, planning obligations can be used to offset the cost ofmaintaining defined facilities.

2.5 Circular 05/2005 allows councils to establish formulae or standard charges forcontributions and for the use of pooled contributions.

2.6 Circular 05/2005 also accepts in principle the practice of seeking contributions fromdevelopers towards longer term maintenance, identifying the circumstances in whichmaintenance may be required in perpetuity and those which should be time-limited (seeCircular 05/2005, B18 and B19)

2.7 The Circular anticipates that there will be situations in which contributions will be pooled,and that in some cases the economics of developing individual sites will make it impossiblefor them to contribute proportionately. It says:

In some instances,…… it may not be feasible for the proposed development to meet all therequirements set out in local, regional and national planning policies and still be economicallyviable. In such cases, and where the development is needed to meet the aims of the

2 OPDM Circular 05/2005, B3


2 Planning Policy Context

development plan, it is for the local authority and other public sector agencies to decide whatis to be the balance of contributions made by developers and by the public sector infrastructureproviders in its area supported, for example, by local or central taxation. ………. In suchcases, decisions on the level of contributions should be based on negotiation with developersover the level of contribution that can be demonstrated as reasonable to be made whilst stillallowing development to take place. (Para B 10)

Community Infrastructure Levy

2.8 The Council notes that, at the time of publication the SPD, the Community InfrastructureLevy (CIL) is a proposal set out in the Planning Act and described further in a number ofgovernment publications including ‘The Community Infrastructure Levy’ published by theDepartment for Communities and Local Government (CLG) in August 2008.

2.9 This document sets out that authorities seeking to charge the CIL will have to assessand cost the infrastructure needed to support the development of their area. The terminfrastructure is likely to be drawn widely, and includes, for example, transport and flooddefences as well as schools and health centres, play areas, parks and other green spaces.Local authorities will be expected to produce a draft charging schedule setting out the rateat which the CIL will be calculated. The charging schedule is likely to be a new type ofdocument within the Local development Framework.

2.10 Charging authorities will need to take account of development viability in setting itsCIL. The amount of CIL paid by a scheme will be calculated when a planning permission isgranted and become due at commencement of the development. Money collected from theCIL can be passed by the charging authority to other infrastructure providers.

2.11 Developer contributions towards affordable housing will continue to be negotiatedseparately and outside the CIL.

2.12 Regulations implementing CIL will not come into force before Spring 2009.

2.13 S106 will be retained as the legal underpinning for negotiated agreements betweendevelopers and planning authorities.

2.14 The above commentary on the CIL is provided as context for this SPD and illustrateshow policy may be developed in the future. It does not commit the Council to introductionof a CIL for the Borough.


Planning Policy Context 2

Principles

3.1 This SPD sets out a series of standard charges for the obligations which the Councilwill seek from development covered by the TCAAP. The Council will review its approach toplanning obligations as part of its Local Development Framework Core Strategy and anticipatesextending the use of standard charges to all development across the Borough. The form ofsuch charges (and any revisions the Council makes to its approach in relation to the TCAAP),will take into account the operation of a Community Infrastructure Levy.

3.2 This SPD provides up to date guidance on charges which development will be askedto contribute. However, the Council will need to consider all future development proposalson their merits. Some developments may require further measures to make the particulardevelopment acceptable e.g. to provide site access or flood mitigation measures, and someobligations e.g. education may be based on site-specific negotiations.

Management of Planning Obligations

3.3 The Council welcomes pre-application discussions with developers (especially onlarger and more complex schemes) and will ensure that the requirement for planningobligations (as set out in this SPD) will be included in such discussions.

3.4 The Council will consider the use of Planning Performance Agreements (PPAs) whereit considers them to be appropriate. The use of PPAs will be by mutual agreement with thedeveloper.

3.5 The Council will expect that, when applications are presented to Committee for adecision, they will be accompanied by the heads of terms of any accompanying S106Agreement. The Council will also expect the preparation of the draft agreement during thecourse of negotiations on the application. Compliance with this SPD will be a materialconsideration for the Council in deciding on a planning application.

Developer Contributions to an Enhanced System

3.6 The Council will seek an administration fee for the negotiation and administration ofthe S106 agreement and ongoing compliance monitoring.

3.7 A fixed sum of £100 per dwelling will be charged for residential development and £1.25per sq metre for commercial floorspace (3) to support the additional resources required by theCouncil to deliver the administration system. This charge is in addition to planning applicationfees and will be payable on completion of a S106 agreement or when the number of dwellingsor amount of commercial floorspace is known. Where a site has abnormally low costs, orwhere little negotiation is required, a reduction in fees will be considered.

3 Commercial floorspace to include the following Use Classes, A1 to A5 inclusive, B1 toB8 inclusive and C1, D1 and D2 and other uses which the Council considers to becommercial and which could include theatres, nightclubs, amusement centres


3 Taunton Deane's Approach to Planning Obligations

3.8 Additionally, the Council will charge for the legal services required to negotiate andprepare S106 agreements (whether as unilateral undertakings or for negotiated agreements)(4). Charges will be i) £350 for a standard agreement (5) and ii) for more complex agreements,an hourly rate of approximately £60 will be charged reflecting the charging rate of the lawyerwho carries out the work. These charges will apply to all forms of development (includingresidential and commercial). A maximum fee for legal costs will be agreed prior tocommencement of works, with an estimate of legal costs provided by the Council at the outsetof negotiations.

Timing of Payments

3.9 The Council will agree with developers on the timing of the payment of contributionsfor each scheme. The Council understands that the timing of payments needs to balancethe needs of new residents and commercial occupiers for early provision of infrastructureand facilities, with the legitimate concern of developers that too early payment of contributionscan have an adverse impact on scheme viability. The Council will generally seek paymenton commencement or at occupation. Depending on the nature of the obligation, considerationwill be given to phasing payments, linked to occupation, especially where this involvesphasing. Where contributions are deferred beyond these triggers a bond will generally besought.

Index and Reviewing

3.10 The nature of the infrastructure and facilities required to make development acceptableand to mitigate its impact are expected to change over time as circumstances and standardschange. For this reason all standard charges are subject to periodic review by the Councilas necessary and in any event within three years from the date of this SPD and thereafterat least once every three years or more frequently. (6) Changes in contributions of any sortwill not apply to development which already has full planning permission or, where there isan outline permission which, in the view of the Council, defines the form of developmentsufficient to specify the required charges.

3.11 The principles of the charges applying to a development will be agreed at the stageof outline planning permission, but the detailed schedule of charges and other obligationswill be agreed at the stage of a detailed planning permission (or permissions where thesedeal with different phases of a development), or at approval of reserved matters.

3.12 The Council is aware of the fluctuating market conditions at the time of preparing thisSPD. Where there has been a change in circumstances between the time when a S106agreement is agreed and the occupation of dwellings and which adversely affects viability,the Council will consider reviewing the S106 agreement. The Council is developing a flexiblemodel of S106 agreement that can take account of changing market conditions.

4 Where the developer prepares a draft S106 agreement at its own expense, the Councilwould then charge the hourly rate for any additional work.

5 A ‘model’ S106 agreement is on course of preparation between Somerset County Counciland Taunton Deane Borough Council.

6 The first review is likely to coincide with production of the Core Strategy which is due tocommence in 2009


Taunton Deane's Approach to Planning Obligations 3

3.13 The standard charges are based on:

Calculations made in December 2007. Charges will be updated every year in accordancewith indices published by the Building Cost Information Service of the Royal Institutionof Chartered Surveyors (7) or other reviewmechanisms as the Council deems appropriate(8).Best estimates of the cost of the necessary infrastructure and facilities required, thelikely availability of public funding to meet those costs and the shortfall for whichdevelopment contributions are being sought.Charges will include such allowances for professional fees, other costs and contingenciesat a reasonable level.

3.14 S106 agreements will specify the uses to which monies are to be put and set outclawback provisions if monies are not used within an agreed period (usually 5 years, but 10years in the case of major development which is phased over a period of time.)

7 For education charges the appropriate indices is the Department for Children Schoolsand Families Basic Needs Cost Multiplier.

8 The administration and legal fees will be reviewed in line with staff costs.


3 Taunton Deane's Approach to Planning Obligations

General Principles

4.1 As a general rule, the Council’s approach to planning obligations set out in this SPDwill apply to all forms of housing development on sites identified in the TCAAP, whatevertheir size and whether for new build or conversions. Where a scheme involves a mix ofmarket and affordable housing, the total number of dwellings in the scheme (of any tenure)will be used to calculate payments where these are based on a per dwelling figure. Theremay be occasions when specific types of housing development will be excluded from aspecific obligation or a reduced rate will apply. These exceptions are set out in the appropriatesection of the SPD.

4.2 Some obligations also apply to non-residential development and this is shown in theSPD.

4.3 The Council recognises that the basis of planning obligations is to make acceptabledevelopment which would otherwise be unacceptable in planning terms; to ensure the properplanning of the area; to secure a contribution to compensate for loss or damage created bythe development; or to mitigate a development’s impact. (9)

4.4 When the relevant outcome for a scheme can be achieved through a planning condition,this mechanism will be used in preference to the S106 agreement route. The Council willadvise on this for individual applications.

4.5 The SPD deals with two main kinds of obligation:

A. Those which will directly relate to the physical development of a site and which willbe negotiated on a scheme specific basis e.g. to provide site access, or to providemeasures to deal with flood risk associated with the development.

B. Those which relate to the impact of development through the additional populationassociated with a development. In assessing the level of contribution for theseobligations, the Council will make use of standard charges/formulae and pooledcontributions as appropriate.

Obligations Related to Physical Development of Sites

4.6 Proposals for new developments will need to demonstrate (for example, through anEnvironmental Impact Assessment) that they have identified any flood risk associated withthe development and provided proper measures to attenuate the risk.

4.7 New developments will need to meet the costs of the highway works and floodattenuation measures (and any other practical measures) which the Council considersnecessary for the development to proceed. Where measures are to be made which deal withthe impacts of more than one development, the Council will ensure that all developmentswhich benefit from the improvements make a fair and proportionate contribution.

9 Shortened extract from Circular 5/2005, para B3


Areas for Intervention 4

4.8 The Council recognises that sometimes new infrastructure will need to be provided inadvance of all the development which will ultimately pay for the work. Some form of forwardfunding may be required. The Council will work with developers, land owners, the highwayauthority, other relevant agencies and potential funding bodies to identify how to provideappropriate forward funding and to ensure that all developments which benefit from the newhighway infrastructure or flood protection make a fair contribution to the costs.

Scheme Viability

4.9 The Council recognises that the economics of scheme development will vary betweensites. In preparing this Strategy the Council has undertaken an evaluation of the impact onscheme viability of the obligations the Council is seeking on residential schemes. The Councilbelieves that the full range of obligations set out are generally achievable on residentialschemes.

4.10 However, the Council recognises that developments may not always afford the fullrange of benefits sought. Whilst this may occur with any form of (brownfield or greenfield)development, the Council recognises the particular concerns of affordable housing providers,where residential schemes solely comprise affordable housing. Where any developerconsiders that the viability of the development proposed is an issue that they wish to be takeninto account, they must submit a financial appraisal in a form agreed by the local planningauthority, with all necessary supporting information. All costs relating to the analysis mustbe paid by the applicant. The Council will shortly have available a bespoke developmenteconomics analysis model (or “toolkit”) which can be used to assess scheme developmenteconomics and aid negotiations between the Council and developers and other applicants(but developers can make use of other financial appraisal mechanisms).

4.11 Where, the Council is satisfied that a scheme cannot meet all the required obligations,the Council will, as its first priority, require that practical measures essential for thedevelopment to proceed are in place (e.g. access, flood protection and attenuation measures,other necessary infrastructure). Subsequent priorities will be agreed on a scheme by schemebasis but some general principles are set out later in this SPD (particularly with reference toTaunton town centre facilities).

Timescales and Numbers of Dwellings from Which Contributions will be Sought

4.12 This SPD covers the period to 2016. The Council recognises that the end date forthe (draft) Regional Spatial Strategy and the TCAAP is 2026. However, in reality, plans arereviewed more frequently and additional infrastructure projects are likely to be identified atthese reviews and before 2026. It is therefore reasonable to use a shorter timescale (i.e. to2016) which gives confidence about the scale of obligations which will be sought to that date.


4 Areas for Intervention

4.13 For some obligations, costs have been calculated on the basis that they are sharedacross new dwellings in the area covered by the TCAAP (and when the SPD is reviewed,across the Taunton Urban Area. (10) The following sets out the assumptions used to derivedwelling figures for each of the areas. Figures are given to 2016 and 2026 (the latter forcontext).

A TCAAP

Total dwelling to 2006- 016 = 1,815 (11)

Completions/commitments at 01/04/2008 = 790

Balance = 1,025

Remainder to 2026 = 320

B Taunton Urban Area (12) (Including A above)

Total dwelling to 2006-2026 = 18,000 (assumed 900 per annum) (13)

Assumed dwellings 2006- 2016 = 9,000

Completions/commitments at 01/04/2008 = 4,183

Balance = 4,817

Remainder to 2026 = 9,000

C Taunton Deane Borough (Including B above)

Total dwelling to 2006-2026 = 21,800 (assumed 1,090 per annum) (14)

Assumed dwellings 2006- 2016 = 10,900

Completions/commitments at 01/04/2008 = 5,727

Balance = 5,173

Remainder to 2026 = 10,900

10 The Taunton Urban Area for the purposes of this SPD covers the defined settlementlimit of Taunton and its associated settlements and any development contiguous with it(such as urban extensions). The associated settlements are Bathpool, Bishops Hull,Monkton Heathfield, Norton Fitzwarren, Staplegrove, Trull, Staplehay.

11 See TCAAP, Appendix 5, Table 5.112 The Taunton Urban Area for the purposes of this SPD covers the defined settlement

limit of Taunton and its associated settlements and any development contiguous with it(such as urban extensions). The associated settlements are Bathpool, Bishops Hull,Monkton Heathfield, Norton Fitzwarren, Staplegrove, Trull, Staplehay

13 Draft Regional Spatial Strategy, Secretary of State’s Proposed Changes 200814 Draft Regional Spatial Strategy, Secretary of State’s Proposed Changes 2008


Areas for Intervention 4

Size of Dwellings and Assessment of Contributions

4.14 Many obligations set out in this SPD are to be assessed on the basis of a per dwellingamount. The Council understands that, as a general rule, the impact of a residentialdevelopment increases with the number of occupants and that the number of occupants ineach dwelling increases with the number of bedrooms. To take this into account, the Councilproposes to adjust the amount taken from each dwelling on the following basis.

Rounded Estimate of Persons per dwelling of different bedroom size, from 2001 Census: (15)

1 bed units 1.34 persons2 bed units 1.653 bed units 2.384 +bed units 2.74Average 2.26

Table 4.1 Proportionate contribution by dwelling type (with example of standardcontribution of £10,000 per dwelling)

Example of standard £10,000contribution adjusted for number ofbedrooms(figures rounded)

% of standard chargeBedrooms

£5,93059.3%1

£7,28072.8%2

£10,530105.3%3

£12,130121.3%4+

In the SPD, where a standard charge is identified, the charge will be varied for eachdwelling, depending on the number of bedrooms and in accordance with thepercentages set out in Table 4.1 above. Education contributions will however be variedon a different basis to that set down in this table (see 6.18)

4.15 The Council will keep the dwelling size profile under review and adjust the proportionatecontribution figures, if required, in future updates of the SPD.

15 Derived from information relating occupancy by number of rooms


4 Areas for Intervention

General Principles

5.1 The Borough Council is committed to the creation of a high quality, attractive, thrivingtown centre for Taunton to serve the needs of existing and new residents and businessesacross the Borough and beyond, as proposed in the “Taunton Vision”, and it will expect alldevelopment in the town centre to play its part in achieving that ambition. The Taunton TownCentre Area Action Plan (TCAAP) establishes policies and proposals for development withinthe town centre, including the approach to planning obligations necessary to achievesatisfactory implementation.

5.2 As a Growth Point, the Council has access to funding from central government foressential infrastructure projects in the town centre and to support implementation of theTCAAP. The available funding will be used to enable the regeneration of the town centre,focusing on projects which require early funding and in advance of developer contributionsavailable later. TDBC is one of the largest landowners within the TCAAP area and all policiesand contributions will apply equally to the development of its land.

5.3 Developer contributions will be required alongside this public investment to meet thepressures of growth, mitigate the impacts of development, and to ensure the proper planningof the town centre.

5.4 The TCAAP sets out the proposals and policies for each of 5 areas of the town centre:

Firepool (Section 4)Cricket Club/Coal Orchard/Morrisons (Section 5)Tangier and Tesco (Section 6)Goodland Gardens and Castle Green (Section 7)High Street and East Street (Section 8)

and for four themes which inform the approach to development:

Transport and Mobility (Section 9)Waterways and Flooding (Section 10)Excellent Development (Section 11)Training and Skills (Section 12)

5.5 Section 13 of the TCAAP covers issues of phasing, and Section 14 outlines the principlesof Implementation including reference to an outline Planning Obligations Strategy. TheTCAAP sets out the broad principles of the approach to planning obligations for the towncentre but note that this SPD provides a greater level of detail.

Town Centre Priorities for Developer Contributions

5.6 Where viability is a constraint, priority will be in the order set out below;

The first priority for developer contributions will be for essential measures to enable thedevelopment physically to proceed – flood risk management, access, highways,sustainable travel, etc.


Town Centre Development Areas 5

The second priority is for funding in the Five Town Centre Areas to complete thedevelopment according to the site-specific proposals in the TCAAP and where there isno (or not sufficient) public sector funding available.The third priority is to provide a town centre environment which is of a high quality andis a stimulus to economic growth.The fourth priority is for the provision of affordable housing in schemes which includeresidential development.The fifth priority is for contributions from residential development schemes to education,open space and other facilities related to the needs of the new population.

Requirements in the Five Town Centre Areas

5.7 The proposals and policies for each of the 5 areas defined in the TCAAP are basedon the principle that development schemes within each defined area will be expected toimplement all elements of the proposals defined for that area in the TCAAP. Developers inthese areas will be expected to contribute fully to the cost of all elements. Where possible,the detail of the proposals for each area and themechanism for controlling their implementationwill rely on the use of the planning application, planning permission and conditions in thenormal way. However, S106 agreements and developer contributions will be used wherevernecessary to ensure that the full list of proposals is implemented for each area.

5.8 For example, development of the High Street and East Street area will be expectedto include implementation of proposals for retail development, residential units, public carparking, public conveniences, improvements for pedestrians, new public squares, publicrealm and environmental enhancements within and around the perimeter of the area and aset out in Chapter 8 of the TCAAP.

5.9 This principle applies equally also to Firepool, Cricket Club/ Coal Orchard/ Morrisons,Tangier and Tesco. Reference should be made to the TCAAP for specific detail of proposalsand requirements.

Specific Measures

5.10 There are a number of specific measures proposed for the town centre which areessential to enhancing the quality and viability of the town centre as a whole. Some of themeasures are considered to be of direct benefit to all or some town centre sites andcontributions from these will be sought for their funding. Other town centre measures are ofwider benefit and it is reasonable that housing sites across the wider Taunton Urban Areaalso contribute. Contributions to these measures will be sought from all or part of thedevelopment of the 5 defined development areas. For some of the measures it will bereasonable (when the SPD is reviewed to cover the whole of Taunton) to require contributionsfrom development elsewhere in the town centre, and also from development elsewhere withinwithin the Taunton Urban Area (16) Thesemeasures are set out below along with the anticipatedsource of developer contributions.

16 The Taunton Urban Area for the purposes of this SPD covers the defined settlementlimit of Taunton and its associated settlements and any development contiguous with it(such as urban extensions). The associated settlements are Bathpool, Bishops Hull,Monkton Heathfield, Norton Fitzwarren, Staplegrove, Staplehay and Trull.


5 Town Centre Development Areas

Measure 1 - Third Way and Northern Inner Distributor Road

5.11 A large amount of central government funding has been identified for both highwayimprovements through the "major scheme" bid process. Other funding has been securedfrom identified developments. There remains, however, a funding deficit for both schemes.This is currently estimated at £550,000 for the Third Way and £600,000 for the NorthernInner Distributor Road– a total of £1,150,000. (17) This is to be funded from town centredevelopments set out in the TCAAP in proportion to the notional ‘use made’ of the highways,using modeled trip generation rates. Residential, commercial and retail uses will be expectedto contribute. The method of calculation is set out in Annex 2.

Table 5.1 Per unit Contributions for Third Way and Northern Inner Distributor Road

Obligation Payment per unitDevelopment Type

£70 per dwellingResidential

£1.36 per sq m gross external areaCommercial (office)

£17.75 per sq m gross external areaRetail - comparison

£17.75 per sq m gross external areaRetail - convenience

Measure 2 - Silk Mills Park and Ride Extension

5.12 Commercial and retail uses will be expected to contribute to meet the shortfall inpublic funding of £850,000 to provide the extension to Silk Mills Park and Ride. The methodof calculation is set out in Annex 2 and follows the principle of calculating costs in relation tothe notional level of trips generated.

Table 5.2 Per unit Contributions for Silk Mills Park and Ride Extension

Obligation Payment per unitDevelopment Type

£1.07 per sq mCommercial (office)

£14.00 per sq mRetail - comparison

£14.00 per sq mRetail - convenience

5.13 The Silk Mills Park and Ride Extension is subject to a bid to the South West RegionalDevelopment Agency for funding by the Regional Infrastructure Fund (RIF). The RIF doesnot provide long-term funding but covers the period until developer contributions can becollected to meet scheme costs.

5.14 Where developers make provision for parking at their development, the Council willconsider waiving all or part of the contribution (as set out in Table 5.2)

17 These figures include an allowance of 6% for inflation and 20% contingency.



Measure 3 - Longrun Farm – Flood Plain Re-profiling

5.15 Longrun Farm flood re-profiling will provide flood storage through the construction ofwetland areas. Longrun Farm flood re-profiling will cost £2,500,000. It is a critical floodcontrol measure which is a priority for early provision. The facility is being provided by theCouncil who will require contributions towards its construction and maintenance. RIF fundinghas been obtained for the scheme and will require repayment from developer contributions.

Measure 4 - Wild Oak Lane – Flood Detention Reservoir

5.16 The Wild Oak Lane flood detention reservoir will reduce peak flood levels on the MillStream. The scheme will cost £5.0m.

5.17 A number of town centre schemes will be asked to contribute to one or other ofMeasures 3 and 4, depending on their location and the options which might be available foralternative on-site solutions. Contributions will be agreed through site-specific negotiations.For information, the identified sites in the Town Centre Area Action Plan and from whichcontributions are likely to be sought include:

Fp1 RiversideTg2 Land fronting River ToneTg2 Tangier car parksTg2 ParkhavenTg2 Castle Street car parkTg2 Land next to Mill StreamTg2 Enfield car parkTg2 Hickley ValtoneTg3 TescoGoodland Gardens – land to the rear of Debenhams department store.

(Above references are those shown in the Town Centre Area Action Plan)

5.18 Contributions to measures 3 and 4 will also be sought from other sites, to be identifiedin the LDF Core Strategy, which are within the 1:100 year flood plain and which come forwardfor development.

Measure 5 - Public Realm Improvements

5.19 Improvements to the public realm of Taunton town centre are necessitated by theoverall scale of proposed development and population growth. The Council believes thatthe benefits of these improvements to the town, should be reflected in the sharing of coststo achieve an enhanced public realm for Taunton.

5.20 Public funding has been identified for early projects to demonstrate what can beachieved in Taunton and act as an impetus for the regeneration efforts for Taunton. A numberof other schemes set out in the TCAAP also need to be promoted early on but these will needto be (part) funded through developer obligations. They are listed below.

Somerset Square already funded



Railway Station Approach Enhancement £1,500,000Castle Green and area around the Museum £3,650,000Goodland Gardens £5,900,000Pedestrianisation – East Street £1,265,000Pedestrianisation – North Street and the Parade £2,665,000Pedestrianisation – Corporation Street and Bath Place £1,610,000Total £16,590,000

5.21 It is reasonable for the Council to assume that some of the money for the town centreimprovements will come from public funding e.g. Growth Point funding. For the purposes ofthis SPD, the Council is assuming public funding of around £1.5 million per annum towardstown centre improvements from 2009/10 to 2015/16 or a total of £10.5 m. The Councilunderstands that this level of public funding cannot be guaranteed but considers that it is areasonable basis on which to calculate a standard charge for development.

5.22 Therefore the total sum of public realm improvements sought from dwellings fromacross the Taunton Urban Area will be £6,090,000. This equates to a per dwelling figureof £1,264 (or £6,090,000/4,817). Contributions will initially be sought from the allocatedsites within the TCAAP, but when the SPD is reviewed it is intended that the chargewill also apply to dwellings elsewhere in the Taunton Urban Area. Contributions to theenhancement of the Castle Green area will have the highest priority for early progress.

Measure 6 - Pedestrian/Cycle Bridge to the East of Railway Station

5.23 The pedestrian/cycle bridge will provide an important route across the railway which,at present, has limited crossing points and acts as a deterrent to pedestrians and cyclistsgoing to and from the north of the town. The bridge will contribute to the overall improvementof sustainable transport in and around the town centre.

5.24 The overall cost of the bridge is £2,100,000. The cost is to be borne by residentialdevelopment in the Taunton Urban Area up to 2016 (although until the SPD is reviewedcontributions will only be sought from sites allocated in the TCAAP). On this basis, the chargeper dwelling will be £436.

Measure 7 - Replacement of Firepool Weir

5.25 The replacement of Firepool Weir will have significant amenity value and is part ofthe TCAAP programme for the overall regeneration of Taunton town centre (see Policy F2)(18). Its replacement will open up a number of opportunities to provide better facilities (e.g.additional moorings and improved public access to the River Tone) as well as enhancing thevisual asset for the town of the river and adding to the overall attractiveness as a place tolive and work.

18 Improvements may also be required for French Weir. This will be looked at in futurereviews of the TCAAP and are very unlikely to take place before 2016. Therefore noprovision for any improvement/replacement of French Weir is included in this SPD.



5.26 The overall cost of replacing the weir is £7,500,000. The cost is to be borne byresidential development in the whole of the Taunton Urban area up to 2016, by which datethe weir is to be replaced ( although until the SPD is reviewed contributions will only be soughtfrom sites allocated in the TCAAP). On this basis, the charge per dwelling will be £1,557.

Summary of Contributions for Measures to Secure the TCAAP

5.27 The town centre projects which will require developer contributions are summarisedin Table 5.3 below.

Table 5.3 Summary of Infrastructure Projects for Developer Contributions

Per dwellingContribution (whererelevant)

Source of ContributionsCost in £mProject

£ 70Residential and commercialfloorspace in TCAAP area

£1,150,000Third Way and NIDR

not on a per dwellingbasis

Commercial floorspace inTCAAP area

£850,000Silk Mills P & R


From defined sites£2,500,000Longrun Farm


From defined sites£5,000,000Wild Oak Lane

£1,264Dwellings in TUA£6,090,000Public RealmImprovements

£ 436Dwellings in TUA£2,100,000Bridge E of RailwayStation

£1,557Dwellings in TUA£7,500,000Replacement FirepoolWeir

£25,190,000Total

(Note: order of items in the table does not imply any priority order - see paragraph 5.6 forfurther information on priorities)

The standard charges identified above will be varied for each dwelling, depending onthe number of bedrooms and in accordance with the percentages set out in Table 4.1.

5.28 Residential development sites within the town centre will also be expected to contributeto the generic requirements for housing sites set out in the next section of SPD.



6.1 In promoting high quality development, the Council will seek a mix of tenures in newresidential schemes and a range of facilities and services to meet the needs of the schemes'residents. Wherever possible, facilities and services will be provided within the developmentsite but in some cases it will be appropriate to make provision off-site. In appropriatecircumstances, financial contributions will be pooled from across a number of developments.

6.2 Unless specifically set out in this SPD, contributions will be sought from all residentialdevelopments, irrespective of dwelling size and tenure. In the case of sheltered housingschemes and other specialist schemes for the elderly, contributions to education and playareas will not be sought. The Council will consider making reasonable exceptions for otherforms of specialist housing e.g. student accommodation.

A Affordable Housing

6.3 Affordable housing includes social rented and intermediate housing as defined in PPS3(Housing) (19). Intermediate housing includes intermediate rented and shared ownership/equityproperties as well as discounted market housing which is sold directly by developers toqualifying households (and which complies with the definition of affordable housing inPPS3:Housing).

6.4 The Local Plan (Policy H9) explains the considerable need for affordable housing inthe Borough and states that the Council will seek affordable housing on sites of 1.0 hectareor 25 dwellings or more whichever is the lesser in Taunton and Wellington and on all sitesof 3 or more dwellings elsewhere.

6.5 The Local Plan does not set out a general percentage of affordable housing which theCouncil will seek on qualifying sites but does provide indicative targets for allocated sites(Policy H10). These targets range from 20% to 35%. On windfall sites, the Local Plan statesthat affordable housing is to be provided in the range 20% to 35% depending on economicviability of the scheme and taking into account other planning objectives. For sites in thetown centre, the Council has set a target of 25% affordable housing (this will apply to allocatedand windfall sites in the town centre).

6.6 Since the Local Plan was adopted a Somerset Housing Market Assessment has beenundertaken (January 2006) which shows there is an annual need for 564 new affordablehomes, a considerable increase on the 131 per annum requirement identified in the 2002Taunton Deane Housing Needs Assessment which underpinned the Local Plan. Given thestrength of the need for affordable housing in the Borough, the Council seeks to maximisethe percentage of affordable housing achieved on qualifying sites.

6.7 In April 2007 the Council approved a new policy (20) which, taking into account the levelof need and new government guidance contained in PPS3: Housing, reduced the sizethreshold in Taunton and Wellington to 15 dwellings. The Council will continue to use thethreshold of 3 dwellings elsewhere.

19 As published by CLG, November 200620 Executive 4th April 2007


Generic Requirements for Housing Sites 6

6.8 There is a pressing need for both social rented and intermediate affordable housing.On the basis of the evidence currently available (21), the mix of affordable housing which theCouncil will seek on sites above the threshold will be 50% social rented and 50% intermediateaffordable units. As a general guide for the intermediate component, the Council will not wantmore than half of the intermediate housing either as shared ownership (New Build HomeBuy)or equity share. The Council will review its position on the mix of tenures when the resultsof the forthcoming Somerset Strategic Housing Market Assessment are available.

6.9 The Council will negotiate on a site-by-site basis the mix of dwelling types it wishes tosecure for the affordable housing. It will take into account identified local needs and thehousing supply in the neighbourhood.

6.10 The starting point for delivery of affordable housing is that public subsidy will not beavailable. Where it can be shown that the amount and mix of affordable housing, consistentwith policy, has such an impact on the financial viability of a scheme that it will not be broughtforward, then the Council will consider a range of alternatives to address this.

6.11 The Council’s first objective will be to maintain the amount and tenure mix of affordablehousing and will work with the developer, the relevant affordable housing provider and theHousing Corporation to establish if public subsidy could be made available to achieve this.If this is not forthcoming, the Council will consider an alternative tenure mix. The last optionto be considered will be a reduction in the overall level of affordable housing.

6.12 It is important that affordable housing is not just provided for the first occupier of theproperty and is available, on an affordable basis, for future occupiers in need of affordablehousing. The Council will work with developers and affordable housing providers to ensurethat such continuity of affordable provision is ensured through S106 agreements.

6.13 Wherever possible the Council wants affordable housing to be provided within newhousing schemes and can see very little justification for delivery of affordable housing off-siteor as a financial contribution in lieu of on-site provision. The circumstances in which theCouncil may consider off-site provision or a financial contribution will include:

On-site provision would not be acceptable to the organisation managing the affordablehomes;On-site provision would lead to additional costs for the occupier (e.g. service charges)which meant the property was no longer affordable;On-site provision would not contribute to the objectives of achievingmixed and sustainablecommunities.

6.14 Where the Council agrees that a commuted sum would be more appropriate thanon-site provision, the commuted sum will be calculated on the basis that the developer/landowner is in the same position financially than they would have been, had the units beendelivered on-site and assuming nil grant (i.e. the equivalence principle).

21 The Somerset Housing Market Assessment, Ark Consultancy, 2006


6 Generic Requirements for Housing Sites

6.15 On some sites, the Council may wish to mix on-site provision and a financialcontribution (within the principle of financial equivalence set out above). This may, for instance,be the best approach on smaller sites. For example where applying a 30% requirement to asite of 4 dwellings can be resolved by providing one unit on site and a financial contributionin lieu of the other 0.33 dwellings which would make up the 30% requirement.

6.16 The Local Plan at Policy H11 set out particular policies for delivery of affordablehousing in small rural settlements

6.17 When the forthcoming Somerset Strategic Housing Market Assessment becomesavailable, the Council will need to review the amount of affordable housing it seeks on windfallsites.

B Education

6.18 Somerset County Council, as the education authority, will assess the need for educationcontributions on a scheme by scheme basis and in light of capacity in the relevant schools.Where financial contributions are sought (rather than on-site provision being made), and asa guideline, the County Council will use the following standard charges per dwelling forprovision of nursery, primary and secondary education.

Pre school £ 346Primary £2,304Secondary £2,480

The above are ‘average’ charges across all types of dwelling and tenure, taking into accountthat there are comparatively few school-age children living in, for example, one-bed flats; butcorrespondingly more living in larger houses. However, the County Council will consideradjusting these charges in the event that certain types of development may contain a relativelyhigh proportion of flats. The adjustments will be on a different basis than those shown inTable 4.1.

6.19 The standard charge for education will be reviewed by Somerset County Council aspart of the overall review of standard charges for the SPD as a whole and to reflect anychanges in the DCSF Basic Need Cost Multipliers.

6.20 In the future, if there are further major new developments, the way education facilitiesare provided will have important implications for the quality of life of local residents. Schoolswill need to be located so that the education requirements of children are properly met andto make best use of education facilities as a focus for community life and which can providefacilities for other community uses as well as education.

6.21 There are no requirements for developer contribution to the provision of furthereducation. This will be kept under review and future updates of this strategy may includecontributions for further education provision.



C Community facilities

6.22 Community facilities provide space which can be used by the community for a wholerange of activities (e.g. for clubs and meetings, social events, training courses, celebrations)and by the statutory and voluntary sectors to deliver their services locally.

6.23 The Council wants to promote sustainable communities and a rich and diversecommunity life. The provision of community facilities will help do this – whether as afree-standing building e.g. community halls or as space shared with another use (e.g. aschool).

6.24 The Council’s policy towards the provision of community facilities was considered inAugust 2008 – see Annex 3. The policy sets out how developer contributions have beencalculated.

6.25 All new dwellings will be required to make a contribution of £831 towards the cost ofprovision of community facilities and £44 towards the equipment of the facility where thereis an existing deficit. A contribution towards the maintenance costs during the first 3 yearsis considered reasonable as it allows time for a build up in bookings and income to meetmaintenance costs in the longer term. A maintenance contribution cost of £33 per dwellingis sought.

D Play

6.26 The provision of play facilities and informal open space will need to keep pace withnew housing development to provide children with attractive, safe and accessible facilitieswhich they enjoy using. The Local Plan (Policy C4) and the Council’s Play Strategy 2007-2012and Play Policy (22) set out the Council’s approach to the provision of equipped play andinformal play space in more detail.

6.27 Based on the requirement of 0.8 ha of play space per 1,000 population, the LocalPlan sets out a requirement for 20 sq m of children’s play space per family dwelling for casualplay space and LEAPs (for younger children) and NEAPs (for older children and can includeMUGAs and skate parks). (23) Family dwellings are those with 2 or more bedrooms.

6.28 The Council’s first preference is to secure on-site provision of casual and equippedplay facilities. There may be circumstances where this is not the optimum approach and theCouncil will, by agreement with the developer, accept a financial contribution to enhanceprovision off-site in a suitable alternative location. Where provision cannot be made on-site,contributions will be spent at the nearest suitable site to the development that canaccommodate additional provision and usage. These will normally be within 300m of thedevelopment for small children’s play and 500m for teenage provision.

6.29 Where financial contributions are sought, the amount per dwelling will be£1,785. “Children's Play Contribution from new Developments” sets out the Council’s basisfor the contribution sought from new housing. This is shown at Annex 4. The charges will

22 Adopted by the Council in August 200723 LEAP – Local Equipped Area for Play, NEAP – Neighbourhood Equipped Area for Play,

MUGA – Multi Use Games Area



apply to all dwellings except specialist housing for elderly people e.g. sheltered housingschemes. The Council will not seek a financial contribution where, to the satisfaction of theCouncil, adequate on-site provision is being made by the developer.

6.30 In addition, the Council will seek a contribution to the long-term maintenance of playspace. The Council has calculated that the long term maintenance costs of LEAP and NEAPprovision is £153,000 over 20 years for play space which serves 70 dwellings. This equatesto a contribution per dwelling of £2,185. The Council will not seek a financial contributiontowards maintenance where, to the satisfaction of the Council, appropriate provision is beingmade by the developer.

E Outdoor Sports Facilities

6.31 The Council’s objective, as set out in its Sport and Physical Activity Strategy is, “Toincrease levels of participation and achievement in sport and physical activity .” The provisionof quality outdoor sports facilities in appropriate locations can make a significant contributionto this.

6.32 The Local Plan (Policy C4) sets out a requirement for 45 sq m per dwelling ofadequately constructed and equipped public playing fields (on the basis of 1.8 hectares per1,000 people).

6.33 The Council has assessed the need for additional synthetic turf pitches and hasconcluded that there is currently adequate provision. This will be reviewed periodically.

6.34 The Council’s preference is for on-site provision of outdoor sports facilities butrecognises that this may only be practical with larger schemes.Where on-site provision isnot achievable, the Council will require a contribution of £1,023 per dwelling. Annex 5sets out the way in which this figure is calculated. The Council will not seek a financialcontribution where, to the satisfaction of the Council, adequate on-site provision is beingmade by the developer.

6.35 In addition, the Council will seek a contribution to the long-termmaintenance of playingfields. The Council has calculated a maintenance cost of £376,000 over 20 years for playingfields which serve 482 dwellings. This equates to a contribution per dwelling of £780.The Council will not seek a financial contribution towards maintenance where, to thesatisfaction of the Council, appropriate provision is being made by the developer.

F Built Indoor Sports Facilities

6.36 The Council’s Sports and Physical Activities Strategy sets out the need for enhancedbuilt sports facilities in the Borough to encourage participation in physical activity. The Councilhas undertaken a review of the adequacy of provision of built indoor sports facilities and theway in which the needs of the new population can best be provided (24)

6.37 Using the Sports England Calculator, the Council has set out the followingcontributions per dwelling for built sports facilities:

24 Built Facilities Needs Assessment, March 2007.



Indoor sports halls £501

The Council will not seek a financial contribution where, to the satisfaction of the Council,adequate on-site provision is being made by the developer.

6.38 There is a separate charge for a replacement swimming pool in Taunton to meet theadditional requirements of the new population. The cost of a new pool has been estimatedat £8m. It is assumed that dwellings in the Taunton Urban Area should contribute a standardcharge, and this will include the 4,817 outstanding dwellings to 2016. Assuming an averagehousehold size of 2.3 persons (as at the 2001 Census), this would equate to an additionalpopulation of 11,100 or a 17.6% increase on the current population of 63,000.

6.39 17.6% of £8m equates to £1,407,000 or £292 per dwelling. The standard chargefor the replacement swimming pool will therefore be £292 per dwelling.

G Public Art

6.40 'Percent for Art’ is a long established mechanism for incorporating the work of artistsinto the planned development of public space. Policy ED2 of the TCAAP therefore requiresall developments in excess of 15 dwellings or 2500 square metres of commercial space tocontribute towards public art, through either a commuted sum or by commissioning andintegrating public art into the design of buildings and the public realm, to the value of oneper cent of development costs. The Council's preference is for integrated public art and designrather than a financial contribution.Only exceptionally will a commuted sum be acceptedin lieu of integrated public art, and on the basis of 1% of construction costs, this wouldequate to £800 per dwelling. (This assumes an average dwelling size of 80 sq m andaverage build costs of £1000 per sq m, based on BCIS data.)

6.41 Commercial schemes will be expected to make appropriate provision within theirdevelopments in agreement with the Council. The Council will be publishing guidelines fordevelopers on how to undertake public art works during 2009.

H Travel Plans

6.42 Developers will be expected to contribute towards initial and ongoing costs to supportsmarter travel options as part of their new developments through the Travel Plans process.Developers can find out about these costs, which may include off-and on-site infrastructureworks as well as promotional activities, when developing a travel plan to be submitted toSomerset County Council. Developers will be expected to contact the County Council'sWorkplace Travel Plan Coordinator at the pre-application stage to ascertain the scope ofsuch a travel plan and the standard costs that are likely to be incurred. A thorough guidancedocument on travel plan costs and processes will be published in 2009 by Somerset CountyCouncil, following the publication of new Government guidance. Developers are advised thatwillingness to fund highway works does not remove the need to contribute financially towardspositive measures to encourage more sustainable travel at their site.

I Administration of Planning Obligations

6.43 The Council’s charges for the administration of planning obligations and other legalcharges were set out in paragraphs 3.6 to 3.8.



Table 6.1 Summary of Generic Requirements for Housing (on per dwelling basis)

CommentsCost £sRequirement

Site specific negotiationsn/aAffordable housing

Site specific negotiationsEducation

£ 346Pre school

£2,304Primary

£2,480Secondary

Community facilities

£ 831Provision

£ 44Equipment

£ 33Maintenance

Not applicable to housing for theelderly

Play

£1,785Provision

£2,185Maintenance

Outdoor sports facilities

£1,023Provision

£ 780Maintenance

Built indoor sports facilities

£ 501Indoor sports hall

£ 292Swimming pool

Residential developments over15 dwellings. Commercial

£ 800Public art

schemes over 2,500 sq m inagreement with the Council

£1.25 per sq m for commercialfloorspace

£ 100Administration fee

(Note: order of items in the table does not imply any priority order - see paragraph 5.6 forfurther information on priorities)



The standard charges identified above will be varied for each dwelling, depending onthe number of bedrooms and in accordance with the percentages set out in Table 4.1.

J Other Contributions

6.44 For information, the following is a list of contributions which the Council will considerto develop as a standard charge for inclusion in its Local Development Framework CoreStrategy (or supporting SPD). Other items may also need to be considered as evidence isgathered to prepare the Core Strategy.

Green infrastructureWildlife habitat enhancementWaste management and recyclingStrategic transport requirements for TauntonPublic librariesHealth facilitiesEmergency servicesTraining and skills



Taunton Deane Borough Council Annexes

Annexes

Taunton Deane Borough Council

Philip BisattSenior Planning OfficerForward Plan Unit

Tel: 01823 356305

Somerset County Council

Stephen WalfordTransport Policy ManagerStrategic Planning GroupEnvironment Directorate

Tel: 01823 358244

E-mail: [email protected]

Jeff CoppHighways Development Control ManagerTransport Development GroupEnvironment Directorate

Tel: 01823 355660


Arminel GoodallS106 Liaison OfficerHighways Development Control TeamTransport Development GroupEnvironment Directorate

Tel:01823 356016


David ClewsPlanning and Development OfficeCorporate Property GroupResources Directorate

Tel: 01823 358120



Key Contacts Annex 1

mailto:[email protected]





Table 2.1 Per unit Contributions for Third Way and Northern Inner Distributor Road

ObligationPayment perunit

Total tripsas % alltrips

Assumedtotal trips

Tripsgeneratedper unit

Amountidentified inTCAAP

DevelopmentType

£70 per dw6.2%6,3356.181,025 dwsResidential

£1.36 psm7.1%7,23612.0660,000 sq mCommercial(office)

£17.75 psm81.0%82,357157.0252,450 sq mRetail -comparison

£17.75 psm5.7%5,810157.023,700 sq mRetail -convenience

Notes:psm - per square metreTrip generation - as average estimated daily trip rate. Per unit for residential and per 100 sqm for other uses. Data supplied by Somerset County Council.

Table 2.2 Per unit Contributions for Silk Mills Park and Ride Extension

ObligationPayment perunit

Total tripsas % alltrips

Assumedtotal trips

Tripsgeneratedper unit

Amountidentified inTCAAP

DevelopmentType

£1.07 psm7.6%7,23612.0660,000 sq mCommercial(office)

£14.00 psm86.3%82,357157.0252,450 sq mRetail -comparison

£14.00 psm6.1%5,810157.023,700 sq mRetail -convenience

See note from Table 2.1


Annex 2 Calculation of contributions for Third Way, NorthernInner Distributor Road and for Silk Mills Park and Ride Extension

Policy for Community Halls in Taunton Deane (August 2008)

A vision for community halls in Taunton Deane

Based on the findings and conclusions reached during research into the provision and needfor community halls in Taunton Deane (2007-8), the Borough Council adopted a vision andpolicy for community halls in August 2008:

“Every community should have a community facility which is open to everyone and is a focalpoint for community activities for all age groups in the community. The building should bekept clean, warm and safe and be well maintained to ensure it is fit for its purpose, meetsequality of access needs, health and safety standards. It should aim to provide a scale ofaccommodation as described in the Council’s Standard for Community Buildings and beflexibly designed and well managed to meet the future needs of the community.’

‘Wherever possible and certainly when new buildings or extensions are planned, sustainableconstruction techniques should be used. The buildings should also be designed to take intoaccount the possibility of antisocial behaviour and the need to reduce its impact on theenvironment.’

A policy to put the vision into action

The Borough Council will continue to support efforts by local communities to provide andimprove community buildings, community centres and community halls, as it has for manyyears, especially where there is identified unmet need or potential to extend the range ofuses or services the building can accommodate.

The Council will also ensure that demand for community halls generated by the creation ofnew homes is catered for within easy reach of the new homes, by requiring house buildersto contribute towards the improvement of an existing hall or the provision of a new one.Extending an existing building will be the first option for consideration to provide for the newdemands for community buildings. In the unparished area of Taunton, funding communityaccess or facilities in existing public buildings will be the normal course of action.

Where there is no immediately obvious course of action for providing for the needs of thenew residents, the contributions will be held by the Council for ten years to enable time fora site and match funding to be found. If the money is unspent after this time, it will be returnedto the developer.

All community halls funded by the Council through grant aid or developer contributions willbe required to be planned to be flexible to respond to changing demands in the future. Themanaging organisation will be required to provide evidence that it is capable of managingthe building to a high standard and a business plan for the building covering plans for itsmaintenance, funding, promotion, equal access, environmental issues and targets for a goodcross section of community use. The Community Council for Somerset’s Hall Mark Schemewill be applied to all organisations applying for funding or to manage a new building. Thelevels (1-3) will be applied in stages: for new halls the organisation must have achieved Level2 before taking occupation of the building and Level 3 within 18 months; existing organisationsmust have Level 1 to be awarded funding and agree to achieve Levels 2 and 3 in 6 and 18months respectively.


Community facilities policy and calculation of contributions forcommunity facilities Annex 3

Table 3.1 Village Hall Provision

Basic Standards for the Provision of Village Halls in Taunton Deane

Scale of provisionPopulation threshold

A main hall with toilets and kitchenless than 1495 residents within onemile

A main hall, toilets, kitchen and a meeting/activityroom

1495-2149 residents within one mile

A main hall, toilets, kitchen and twomeeting/activity rooms and a further meeting roomor usable space for every additional 650 residents

2150 or more residents within one mile

Where are new community halls to be provided?

A new village hall will normally be required if the quantity standard of one hall per 1,495people will be deficient either (i) as a result of the proposed housing development, or (ii)because the proposed housing development adds to an existing deficiency.

If a housing development is large enough in itself to generate a need for a new communityhall (i.e. because it has an estimated population of 1495 people or more) then, whereverpossible, the hall should be provided on-site. The community hall should meet the adoptedquality standard, as reflected in the Vision.

Where a new hall is to be provided in its entirety the contribution will include the appropriateproportion of the cost of a Community Development Worker, equipment for the building aswell as its construction and three years' maintenance funding for utilities and insurance andother running costs.

If it is not possible to provide a new hall on site in accordance with the Vision, or the proposedhousing development is not large enough to generate a need for an entire new communityhall in itself, but creates (or adds to) an existing deficiency in village hall provision, then adeveloper contribution will be required towards the new provision or the enhancement of acommunity hall off-site. In this case a proportion of the land cost will be required in additionto the building cost but the contribution towards a community development worker andmaintenance will not be required.

Wherever possible, the site should be well related to public transport, cycle paths andpedestrian routes including public rights of way.

If the development is not big enough to generate a new hall in its own right and there is notone within a mile which could be enhanced, the population of the new development shouldbe added to the existing population of the local area and a new hall of a reduced sizeconstructed. This should be designed in such a way as to facilitate future enlargement.


Annex 3 Community facilities policy and calculation ofcontributions for community facilities

There may be occasions where both improvements to an existing hall and the provision ofnew one will be appropriate if the development is of sufficient scale.

Improving an existing building

A developer contribution to enhance an existing community building will be required if thereis a suitable building within a one mile radius of the centre of the proposed development thatcould be improved to meet the quality standard and remain within the quantity standard ofone hall per 1,495 people or 650 dwellings.

There may be more than one community building within the one mile radius that does notmeet the quality standard. In such cases, the developer contribution will be allocated to thecommunity hall that is closest to the development site and the most appropriate for extension.However, if all village halls within the one mile radius meet the quality standard, then thedeveloper contribution for enhancement will be waived.

Where the community hall is constructed as a shared use building (eg school) a legalagreement will be required that protects the value of the community contribution to thatbuilding and the community’s right of access should there be a change of circumstancesaffecting the partner organisation.

Where there is a clear demand from the community to use the funds to improve a publicbuilding that is not primarily a community hall, evidence will be required to demonstrate thatthe amount of community access will be commensurate with the investment and a legalagreement to secure the principle and scale of community use must be entered into. Thismust include a compensation clause to allow alternative community access to other facilities.

Where a new community building is provided a condition of planning permission will berequested to prevent the building being converted for non community uses in the futurewithout a thorough assessment of local need and alternative options.

Calculation of a village hall contribution (April 2008)

If a contribution towards a new hall off-site is to be made, this calculation will include anelement of land cost. The calculation for improvements to existing halls does not include landcost unless there is a need to purchase land for the project.

In 2008 the cost per squaremetre for the construction of a community building was £1,769.Thisis based on the SPONS Architects and Builders Price Book item for “General Purpose Halls”with an addition for fees and administration. (The cost in 2006 was £1350 per square metreto which 4.5% per year has been added in inflation for building costs and 15% for fees and5% administration). This is broadly in line with the average of the cost per square metre of4 village halls built in the last few years which with fees was £1659 per square metre.

The floor area of a village hall for a community of 2,150 people as described in the draftstandard is 440 square metres. Taking the average household occupancy of 2.3 persons,this means that 935 dwellings will generate a need for a hall of this size. This equates to 0.47square metres per dwelling.


Community facilities policy and calculation of contributions forcommunity facilities Annex 3

Applying costs of £1769 per metre gives a contribution per dwelling of £831 for improvementsto an existing hall excluding any contribution towards the cost of land.

The cost of equipping the building for use must also be included in the contribution calculation.A full list of equipment for a new hall costs £41,283 (2008). This sum equates to £44 perdwelling to be added to the sum per dwelling for construction costs.

The average cost of maintaining a community hall over a year is £10,197 (2008). It isreasonable to provide 3 years cover for these costs to enable the new hall committee to getstarted from nil bookings. This is equivalent to £33 per dwelling.


Annex 3 Community facilities policy and calculation ofcontributions for community facilities

The Local Plan requirement is for 20m2of play space per family dwelling (2 bedroomsor more)The Local Plan requires such play space to be provided as LEAPs and NEAPsA LEAP is for young children and is a minimum of 400m2

A NEAP is for older children and is a minimum of 1,000m2

Total play space a minimum of 1,400m2

Therefore 70 family houses are needed to provide this amount of play spaceThe cost (2001) of a LEAP play area is £25,000The cost of NEAP play area is £100,000Total cost of the play space is £125,000The cost per house is therefore £1785.00 per dwelling for off site play provision

Table 4.1 Cost of LEAP

£9,500Play Equipment 5 items, inc. furniture

£6,000Safety surfacing

£7,000Bow top metal fencing plus 2 auto closing gates

£2,500Tarmac or paving slab paths to equipment

£25,000Total

Table 4.2 Cost of NEAP

£46,000Play equipment 8 items inc. furniture

£10,000Metal goal modules or teen shelter

£11,000Safety surfacing

£15,000Bow top metal fencing plus 2 auto closing gates

£14,000Hard paved area 465m2

£ 4,000Tarmac or paved slab paths to equipment

£100,000Total


Calculation of children's play contributions Annex 4

A functional playing field has two drained and constructed football pitches on it withparking, a changing pavilion to Football Foundation specifications of at least 196m2

fencing, landscaping and equipment to allow play to commence.Such a field would be a minimum of 140m long x 170m wide = 2.38 HectaresThe Local Plan requirement for playing fields is 45 m2 per dwelling528 dwellings therefore need to be built in order to create a need for a playing field.The cost of a playing field is £540,300 (see below)The contribution per dwelling is therefore £1023

Table 5.1 Playing Field Development Costs

Standard playing field to accommodate two soccer pitches plus changing roomsand car parking

£400,000Pavilion (200m2) @ £2000/m2 = £400,000

Playing Field Construction 2 football (140x 170) =2.38 ha

£30,000Standard soccer pitch construction (one pitch)

£5,000Plus sand for heavy ground

£35,000Cost for one pitch

£70,000Cost for two pitches

£2,000Landscaping the perimeter areas around pitches

£15,000Services & mains drainage (100m run) to pavilion

£24,800Fencing (@2m high and ball stop fencing 6m high)assume field140m x 170m = 620m@£40/m

£5,000Landscaping around the pavilion and field

£2,000Furniture, seats/litter bins etc

£1,500Equipment, goal posts/nets/flags etc

£20,000Access road surfacing and car parking construction

£540,300Total cost


Annex 5 Calculation of outdoor sports facilities contributions

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Taunton Town Centre Planning Obligations 2008 · 2019-10-16 · 1 Introduction 2 2...

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Transcript of Taunton Town Centre Planning Obligations 2008 · 2019-10-16 · 1 Introduction 2 2...