Nexus 25: The next steps

Plans to create a high quality employment site on the outskirts of Taunton – with the potential to create thousands of jobs – are moving forward.

Taunton Deane Borough Council is working with public and private sector partners to deliver the strategic employment site – Nexus 25 – at J25 of the M5 motorway.

The development is being created as a ‘green campus.’ Space for a variety of uses such as research and development and high quality offices, alongside light industrial units and warehouses will provide a range of flexible premises suitable for many types of business. More than 3,000 jobs could be created at the site, boosting Taunton’s role as a major growth centre in the South West.

Walkways and landscaping including tree planting will create an environment in line with Taunton’s new Garden Town status.

The Borough Council is using a Government planning mechanism to fast-track the process – a Local Development Order (LDO). LDOs were introduced by the Government to enable local authorities to speed up the planning process, while ensuring that the usual environmental safeguards are properly applied.

It also allows the Council to have greater control and give greater guidance on what is being sought from a development rather than just waiting for what might be submitted to the Council as a planning application.

Ultimately it will help increase the likelihood of development being achieved; it could make it happen more quickly; and will allow the Council to give better guidance on the types of development that would be acceptable.

The council held two consultations on the LDO: informally in March 2017 when the nature of the proposals were set out and representations invited on a number of questions about the proposals; the second, statutory consultation took place over six weeks, rather than the prescribed four, ending on August 31.

All responses to the consultation will now be considered by the Council’s Community Scrutiny Committee on 14 November. The Committee will make recommendations to be considered by Full Council in December when members will decide whether to adopt the LDO and agree to officers’ recommendations of approval.

 

If adopted, the LDO could not be implemented until improvements at J25 are confirmed. Money has been provided for this work and the scheme is currently awaiting planning approval from Somerset County Council.
Cllr Roger Habgood, Executive member for planning policy, said using a Local Development Order was the right choice for the site.

“LDOs were introduced by the Government to enable local planning authorities such as Taunton Deane to speed up the implementation of planned development, while ensuring that all the usual safeguards are applied.

“Once approved by the Council, the LDO will set out the extent and nature of the proposed development together with all the criteria and requirements that proposals must meet to satisfy the terms of the Order. Developers must demonstrate to the Council that their proposals satisfy the requirements of the LDO before they can proceed. In essence, it gives us far greater control at an earlier stage.”

“The fact that the Local Economic Partnership (LEP) has allocated significant funding for the road improvements demonstrates the importance of this site to the local and regional economy,” said Cllr Mark Edwards, Deputy Leader and Executive member for business development.

Leader of the Council, John Williams, added: “We, are committed to provide the high quality, long-term jobs that our economy needs. Taunton is growing and it is essential we deliver a balanced economy of housing, jobs and leisure tog with improved infrastructure to match.”

There has been extensive preparatory work on floodplain modelling work, transport issues and a full environmental statement. The effect of carrying out this work is to take control of the process, enhancing the attractiveness of the development to those looking to develop new employment sites, in a competitive market, and also to shorten the likely timescale before new jobs come to fruition.

Staplegrove Development

Taunton Deane Borough Council’s planning committee has resolved to grant outline planning consent for two developments at Staplegrove on the outskirts of Taunton.

The applications are for up to 915 homes, a primary school, employment land, local centre and open space on land at Staplegrove (east). The application was submitted by PM Asset Management Ltd.

A similar application submitted by Ptarmigan Staplegrove Ltd was for up to 713 homes, employment land, green infrastructure, landscaping, play area and sustainable urban drainage systems at Staplegrove (west).

Both applications included provision for a spine road to connect the A358 Staplegrove Road and Kingston Road. The Council has recently submitted a bid to the Government’s Housing Infrastructure Fund, which would help to secure the early delivery of the spine road and wider community infrastructure. The outcome of this bid is expected in the coming months.

The applications were initially considered by the committee in September but deferred for further consideration and for officers to negotiate with both applicants on matters including access, affordable housing provision and wider traffic implications.

After a debate lasting four hours, the committee agreed to support both applications subject to S106 agreements covering affordable housing, highways, access, provision of land for play, sports and allotments.

The developments at Staplegrove represent one of the three new garden communities being planned by the Borough Council under its garden Town status.

Taunton was named as the only new Garden Town in the South West by the Government at the start of this year.

The status recognises Taunton Deane Borough Council’s strategy to deliver major regeneration in the town centre, new sustainable communities, improved transport and supporting infrastructure, marrying development with access to green spaces.

Development centres on new garden communities identified in Monkton Heathfield, Comeytrowe/Trull and Staplegrove.

Construction is well under way in Monkton Heathfield while resolutions to grant planning consent have been agreed for Comeytrowe/Trull and now Staplegrove.

The Government has awarded the Borough Council a total of £725,000 to date to help the authority achieve its Garden Town ambitions.

Taunton Deane Borough Council recognises the importance of planning and delivering supporting infrastructure alongside growth and was one of the first authorities to implement Community Infrastructure Levy (CIL).

Future CIL and New Homes Bonus (NHB) funding will help to make sure the necessary infrastructure is delivered and provide match funding for key projects.

“We are investing £16.6m of NHB funding to ensure strategic projects happen,” said Leader of the council, Cllr John Williams. “We are aware of existing community concerns about transport links, facilities like schools and community facilities and our commitment is very much in line with the Government’s preference that NHB funding is used to ensure local communities benefit from growth-related income.

“This allocation of a six-figure sum to improve our capacity to deliver our Garden Town ambition is a real vote of confidence in Taunton as a strategic centre in the South West and a credit to our team.”

Garden Town funding announced

TAUNTON is being awarded more Government funding to help achieve its Garden Town ambitions, sharing a £2.5m pot with other designated communities.

The local award – £375,000 – is funding designed to help Taunton Deane Borough Council make progress with vital planning work to deliver Garden Town principles.

The money is the second award to be made as the council was awarded £350,000 when Taunton was officially announced as the South West’s only Garden Town in the New Year.

Announcing the award, Communities Secretary Sajid Javid said: “Locally-led garden towns have enormous potential to deliver the homes that communities need. This new funding will help support the construction of more than 155,000 homes in nine places across the country. New communities not only deliver homes, but also bring new jobs and facilities and a big boost to local economies.”

In Taunton Deane, work that needs to be completed includes:
• Drawing up planning blueprints for key sites under the Garden Town plan
• Moving ahead with infrastructure planning – such as roads – and developing a plan to deliver the infrastructure
• Progressing infrastructure projects to help deliver the new garden communities and Taunton town centre regeneration sites
The Council is already investing significant staff resources across the authority to deliver the Garden Town programme, with priority areas including town centre regeneration schemes, new garden communities, the new strategic employment site, flood alleviation and strategy development. This new award will allow us to continue the good work already being done.

Taunton Deane Borough Council recognises the importance of planning and delivering supporting infrastructure alongside growth and was one of the first authorities to implement Community Infrastructure Levy (CIL).

Future CIL and New Homes Bonus (NHB) funding will help to make sure the necessary infrastructure is delivered and provide match funding for key projects.

“We are investing £16.6m of NHB funding to ensure strategic projects happen,” said Cllr John Williams. “We are aware of existing community concerns about transport links, facilities like schools and health centres and our commitment is very much in line with the Government’s preference that NHB funding is used to ensure local communities benefit from growth-related income.
“This allocation of a six-figure sum to improve our capacity to deliver our Garden Town ambition is a real vote of confidence in Taunton as a strategic centre in the South West and a credit to our team that put our bid together.”

High tech, high quality business park in prospect

Taunton Deane Borough Council is pressing ahead with its commitment to invest in the local economy after agreeing to buy a business park in Taunton.

The council is to consolidate its holdings at Lisieux Way to help protect existing high tech jobs on the site, attracting new employers and to regenerate the key employment site.

The aim is to create a high tech business park, within easy reach of the town centre and road and rail connections, with high quality companies similar to those already on the site.

“The site is already home to two important hi-tech companies – South West Pathology Services and Novanta (GSI Exotec). We want to make sure we retain such high quality businesses in the town and to attract more,” said Cllr Mark Edwards, Deputy Leader and Executive member for business development.

“We will also look at other potential uses for the site with the help of specialists that will be able to advise us.

“Taunton Deane Borough Council is seizing an opportunity to acquire an important, strategic site that will generate an income, secure existing jobs and provide opportunities for new jobs. This will result in a sound return for our investment.

“Our council must also become more commercially-minded as we look to the future. We need to generate income to replace the central funding we will lose in order to protect the vital front-line services that our residents value.

The decision was agreed by the Full Council on Tuesday (October 3) – but some details of the deal remain confidential due to commercial sensitivities.

The land is being bought from Thales – the company moved out of Taunton some years ago – to make sure that the Borough can capitalise on the economic opportunities offered.

The council plans to refurbish some existing buildings on the site initially before embarking on a more ambitious regeneration.

Consultation to start on Nexus 25 proposals 20 July 2017

Residents, businesses and other interested parties are being invited to have their say on the draft Local Development Order (LDO) proposed by Taunton Deane Borough Council which will grant planning permission for the Nexus 25 strategic employment development at Junction 25 of the M5.

The statutory consultation follows the exhibition and informal consultation that took place earlier this year.

Nexus 25 is part of a range of plans, outlined in the Taunton Growth Prospectus, to create substantial numbers of new and skilled jobs and to support Taunton’s economic development up to 2028.  The provision of a new strategic employment site to serve the area is part of the adopted Taunton Deane Core Strategy’s proposals.

The LDO sets out the type of development to be permitted through the Order and the requirements which developers must meet in order to satisfy its conditions.  It will be accompanied by a Statement of Reasons which also forms part of the consultation and a full Environmental Statement.

Nexus 25 will be created as a ‘green campus.’  Space for research and development and high quality offices, alongside light industrial units and warehouses will provide a range of flexible premises suitable for a wide range of business.

Walkways and landscaping, including tree planting, will create an environment in line with Taunton’s new Garden Town status.

Councillor Mark Edwards, Deputy Leader of Taunton Deane Borough Council and Executive member for Business Development said: “The Nexus 25 development represents a very significant opportunity to bring new business and investment to Taunton in an environment that supports innovation and growth.

“The site’s excellent location will mean it can attract the uses and high quality jobs which are essential to the future economic health of Taunton, the wider Borough and its contribution to the South West’s economy.”

The Draft LDO and its accompanying documents have been prepared by Peter Brett Associates and LHC on behalf of Taunton Deane Borough Council.  The documents set out the planning and design principles and other site-specific requirements which it is intended will guide the development of the site.

LDOs were introduced by the Government to enable local planning authorities to speed up the implementation of planned development, while ensuring that all the usual environmental safeguards are applied.  Once approved by the Council, the LDO will set out the extent and nature of the proposed development together with all the criteria and requirements that proposals must meet to satisfy the terms of the Order.  Developers must demonstrate to the Council that their proposals satisfy the requirements of the LDO before they can proceed.

The plan has been carefully designed to harness green infrastructure and sustainable urban drainage systems (SuDs) to manage surface water run-off through the use of features such as landscaped ponds.

The 25 hectare site is about 2.5 miles from Taunton’s town centre, lying to the south east of Junction 25.  The planning application for the work to improve Junction 25 is currently being considered by Somerset County Council and the proposed scheme will provide the access to the site.  There will be Park and Ride services as well as pedestrian and cycle links to the town centre to encourage more people to use different forms of transport.

The statutory consultation runs from Thursday 20 July 2017 to Wednesday 30 August 2017.  Copies of the draft Local Development Order and the statement of the Council’s reasons for making the order, together with the supporting Environmental Statement, are available for inspection at Taunton Deane Borough Council’s Offices:  Deane House, Belvedere Road, Taunton, Somerset, TA1 1HE, during normal office hours (8.30 am to 5.00 pm Monday to Thursday and 9.30 am to 4.30 pm on Friday) and are also published on the Council’s website Consultation

Anyone who wishes to make representations about this proposed Local Development Order should write to the Council at:  Planning Policy, Growth and Development, Taunton Deane Borough Council, Deane House, Belvedere Road, Taunton, Somerset, TA1 1HE; or respond by e-mail to: talkingtomorrows@tauntondeane.gov.uk  Representations must be received by 5.00 pm on Wednesday 30 August 2017.

The proposals for Nexus 25 are being developed by a team drawn from the public and private sectors.  Key partners include Taunton Deane Borough Council, Somerset County Council, Heart of the South West Local Enterprise Partnership, Highways England, the Environment Agency, Summerfield Developments and Henry Boot Developments.

Following this statutory consultation, the Council will take account of all responses received before considering a report on the adoption of the Local Development Order which is expected to take place in October 2017.

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Green light for Coal Orchard plans

Plans to regenerate one of Taunton’s prime riverside quarters have been given outline approval by Taunton Deane Borough Council’s planning committee.

Members agreed to implement the outline proposals developed with the Council’s consultation partner, the Mace Group, at a meeting in Deane House last night.

The development respects the special character of Coal Orchard with its wealth of niche, independent shops, and will bring new vitality to the area putting the River Tone at the heart of Taunton. The outline proposals include a mixed development of housing, workspace, restaurants and retail. Better access to the river is also planned along with careful consideration of flood defences.

St James Street Pool will be demolished but key features will be retained in the development – for example the historic foundation stone. The area around the Brewhouse will also be protected for potential expansion of the theatre as unveiled last week. If the ambitious proposals receive backing the revitalised theatre would feature an enlarged auditorium and a range of spaces such as studios, cinema and gallery, while making the most of the river frontage and creating the potential for pop-up performances, markets and events.

Cllr Mark Edwards, Executive Councillor for Business Development said: “I am delighted that these plans for the Coal Orchard have been approved bringing us a step closer to the creation of a fantastic riverside space for Taunton. They are the result of careful consideration of a number of unique aspects, and points taken into account through a comprehensive consultation process.”

Cllr Roger Habgood, Executive Councillor for Planning Policy and Transportation, said: “These approved outline plans for Coal Orchard clearly reflect our Garden Town status striking a balance between retaining our character and wonderful environment, and our growth aspirations that will make Taunton more prosperous in the future.”

Further discussions will take place with interested parties as part of the work in drawing up detailed plans that will come back to planning committee as reserved matters in due course.
The proposals for Coal Orchard are a vital link in the chain of a wider ‘Rethink’ of Taunton Town Centre which includes the regeneration of Firepool with a unifying theme that puts the River at the heart of the Town. Find out more on the Taunton Rethink page.

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