hinkley point c spd 2011 - west somerset€¦ · hinkley point c supplementary planning document...

October 2011

West Somerset Council & Sedgemoor District Council

Hinkley Point C Supplementary Planning Document

Major Projects Office

Approval for Release Report Document Title: Hinkley Point C Supplementary Planning Document

Approvals

Name Signature Date

Final Issue

Arup Approval

Mark Smith

24/10/2011

SDC Approval

Claire Pearce

28/10/2011

WSC Approval

Andrew Goodchild

28/10/2011

Hinkley Point C Supplementary Planning Document – October 2011

Contents 1 Foreword 2 Purpose of this SPD 3 Consultation and Sustainability Appraisal Consultation Arrangements Sustainability Appraisal Habitats Appropriate Assessment Screening 4 Hinkley Point C Project Proposals 5 Policy Context and Objectives for the Project Planning and Economic Policy Context Hinkley Point C Project Visions and Objectives 6 Project-wide Issues and Policies Climate Change

Economic Development Transport Housing Amenity and Construction Working Hours Protection of the Natural Environment Tourism, Leisure and Sports Nuclear Waste

7 Hinkley Point C Main Site 8 Associated Development Accommodation Sites

Hinkley Point Main Site Campus Williton Watchet Stogursey North East Bridgwater Accommodation Cluster Eastover Accommodation Cluster Other Central Bridgwater Candidate Sites

9 Associated Development Park and Ride and Freight Management Sites Williton Park and Ride Combwich Wharf Cannington Park and Ride M5 Junction 23 - Dunball M5 Junction 24 - Huntworth

10 Planning Obligations and Community Benefits and Compensation

Scheme Appendices: The Dillington Visions


1

Foreword 1.1 The current Hinkley Point C (HPC) nuclear power station proposals, as consulted upon by the promoter, are for the construction of two European Pressurised Reactor (EPR) units producing 3,260MW. This represents future low carbon generating capacity well in excess of the combined output of the existing Hinkley Point B units (1,320MW). The power station and associated on-site nuclear waste storage facility, together with some associated development required to construct the station, would be located in West Somerset. The majority and remaining elements of the associated development required to construct the station would be located in neighbouring Sedgemoor. Based on the consultation proposals of the HPC project promoter, the anticipated and considerable scale of infrastructure required to enable the construction of the station is likely to give rise to significant impacts within the Councils‟ areas. The supporting infrastructure is likely to comprise of a temporary jetty, the refurbishment of Combwich Wharf, a bypass at Cannington, Park and Ride sites, freight management facilities and accommodation for construction workers, who in the main are anticipated to be from outside the local area. 1.2 This Supplementary Planning Document (SPD) provides advice to the HPC project promoter, and other developers who may have an interest in the project1, by expanding upon the national and local policy framework for the proposals. 1.3 West Somerset Council and Sedgemoor District Council (the Councils) recognise the national need to achieve energy security while reducing carbon emissions. The Councils also acknowledge the nuclear new build project could bring substantial investment to the area. New nuclear build represents significant potential opportunities in terms of job creation and strengthening of the local economy. The HPC project could also have important implications for the area in terms of the transport and accommodation strategies pursued, which could enable the delivery of permanent housing in appropriate locations and more efficient, safe transport infrastructure. Given the scale of development and intensity of construction activity connected with the project, any strategies should seek to avoid unacceptable impacts on landscape, the natural environment, highways infrastructure, the quality of life for local residents, and impacts in terms of inward investment by other business sectors. 1.4 The Councils are concerned to ensure there is advice in place that draws together relevant policy to inform the proposals for the HPC project. The SPD promotes a coherent planning and development approach that is consistent with national planning policy and aligns with local spatial plans. The approaches set out seek to ensure that the potential benefits of the project are realised and that the construction of Hinkley Point C does not result in unacceptable economic, social and environmental impacts and harm to local communities and businesses. 1.5 The Councils have agreed a development vision and series of objectives as part of a Planning Performance Agreement, in collaboration with EDF Energy (the HPC project promoter) and Somerset County Council, and this SPD acknowledges that vision. In the context of an objective to realise opportunities and minimise negative impacts for local communities, there is a focus on a number of key areas relating to the HPC project main site and the location and design of associated development. There is also consideration of legacy uses on sites that would be used temporarily for

1 In this context, developers with an interest in the project are those providing supply chain

services (e.g. products, accommodation) and/or organisations who have an interest in sites affected by the proposals.


2

associated development that could provide long-term benefit beyond the HPC construction stage. The Councils also seek to ensure there are appropriate measures to compensate any residual harm that would arise over the construction, operation, waste storage and decommissioning phases. The Councils are working closely with Somerset County Council in this regard. 1.6 Throughout this SPD it is recognised that the Councils have a number of functions, including for example as Local Planning Authority and Local Housing Authority. The references to the Councils in this SPD are to the local planning authority unless the context otherwise admits. West Somerset Council is not the local planning authority for the Exmoor National Park so the SPD does not apply to the Exmoor National Park area. 1.7 Somerset County Council are the responsible body for a number of functions referred to in this SPD, notably: Transport and Highways; Lead Flood Authority; Waste; Education and Public Health. Statements on these matters within the SPD have been agreed with the County Council and reflect the District Councils' position as local planning authority. 1.8 Throughout this SPD, any references to the „HPC project‟ shall include the construction of the power station and on-site associated nuclear waste storage facility, as well as any associated development including construction worker accommodation, freight management and Park and Ride sites.


3

2. Purpose of the SPD 2.1 Given the scale of the HPC project proposals, the opportunities for positive local benefits as well as the potential for significant impacts on local communities, the Councils consider it beneficial to prepare supplementary advice in line with the national and local policy framework. It is important to clarify the role of the SPD. 2.2 HPC is a Nationally Significant Infrastructure Project (NSIP) as defined in the Planning Act 2008. Legislation in the Planning Act 2008 provides that projects like HPC are of such potential importance to the UK that a different consenting process to the “normal” grant of planning permission by the local Council is established. Under this new process, the HPC project promoter will submit an application for the power station to the Infrastructure Planning Commission (IPC)/Major Infrastructure Unit (MIU), who in turn will make a recommendation to the Government on whether development consent should be granted. 2.3 Because NSIPs are subject to a separate planning process within the national planning regime, the West Somerset Local Plan, Sedgemoor Core Strategy and this SPD do not set any policies, tests or requirements for the IPC/MIU/Secretary of State to apply in deciding whether any element of the development comprised in an application for development consent is acceptable, nor the basis on which any such application should be approved. Accordingly, this SPD does not have the same status for decision making by the IPC/MIU as it does for decisions under the Town and Country Planning Act 1990, where the Councils are the determining authorities. However, the Planning Act 2008 at Section 104(2)(b) and (d) states that the IPC/MIU/Secretary of State must have regard to any Local Impact Report (LIR) together with any other matters they think are both important and relevant to their decision. This SPD will inform the LIR to be submitted by the Council to the IPC/MIU/Secretary of State in connection with the determination of any application for development consent. 2.4 National Policy Statements (NPSs) EN-1 „Overarching Energy‟ and EN-6 „Nuclear‟ (July 2011) set out the national case in principle for NSIPs and provide the primary basis for decision making by the IPC/MIU/Secretary of State2. NPS EN-6 (June 2011) identifies Hinkley Point as a potentially suitable site for the deployment of a new nuclear power station before the end of 2025 (section 4.1). Local policy should conform with and not conflict with NPSs3 and the Councils support the identification of Hinkley Point as a potentially suitable site. 2.5 The IPC/MIU will make a recommendation to Government on the HPC project, and in doing so it will take account of other matters that it thinks are both important and relevant to its decision. NPS EN-1 advises that „other matters that the IPC may consider both important and relevant to its decision-making may include Development Plan Documents or other documents in the Local Development Framework‟4. 2.6 Ensuring the safety of nuclear power installations is the responsibility of the Health and Safety Executive (HSE) through its Office for Nuclear Regulation (ONR). The ONR regulates nuclear safety under licences, with conditions covering the design, construction, operation, maintenance and decommissioning of nuclear

2 See paragraph 1.1.1 of NPS EN-1 (July 2011)

3 See paragraphs 1.1.1 and 4.1.5 of NPS EN-1 (July 2011)



4

installations. This SPD is not therefore directly concerned with ensuring the safety of a new nuclear power station, although it is recognised that planning policy (both national and local) and the approaches set out in the SPD could have implications for safety. 2.7 The purpose of the SPD, therefore, is to provide supplementary advice on important local matters and to set out the Councils‟ interpretation of national and local policy in the context of the HPC project. NPSs EN-1 and EN-6 set out policy and guidance on a range of generic impacts, including job creation, environmental impacts, flood risk and transport. Nevertheless, NPS EN-1 acknowledges that the list of impacts and policy is not exhaustive and confirms the continuing relevance and role of other national and local planning policy and guidance5. 2.8 Local planning guidance is viewed by the Councils as being of particular importance with respect to the siting and design of associated development, and the Councils will be the decision maker for any elements of associated or ancillary or related development for which applications are made to the Councils. 2.9 NPSs EN-1 and EN-6 will still form the primary basis for decision-making on associated development6, however the NPS policy tends to concentrate on the site of the power station and the NPS does not identify or allocate sites for associated development. The Councils expect that associated development for HPC will be significant in its own right, in terms of scale and potential effects on the surrounding area. It is therefore the Councils preference that any such associated development is, wherever possible, planned in accordance with both the NPSs and the spatial strategy and Local Development Frameworks of the Councils, including the advice in this SPD. 2.10 In this context, and further to the Councils‟ consultation responses to the HPC project promoter, the Councils consider it appropriate to explain the planning approaches it will support when undertaking its role as planning authority consulted on an application by the MIU. The SPD is also intended to fulfil the following roles:

to guide the HPC project promoter and other developers with an interest in the project when preparing proposals, with a focus on associated development;

to form a material consideration during the assessment of any HPC project related Town & Country Planning Act applications submitted by the HPC project promoter or other developers for determination by the Councils;

to inform the positions adopted by the Councils in their Local Impact Report(s) submitted to the MIU; and

to set out local matters and planning approaches that do not conflict with NPS policy and guidance and which the MIU may consider both important and relevant to its decision-making7.

2.11 With these purposes in mind, this SPD supplements national planning policy, adopted Development Plan policy and emerging core strategy policy in relation to the various components of the HPC proposals, including:

5 See paragraphs 1.2.1, 4.1.5 and 5.1.2 of NPS EN-1 (July 2011)


7 See paragraph 4.1.5 of NPS EN-1 (June 2011)


5

Preliminary Works – comprising any preliminary works (e.g. site preparation works and temporary jetty) and any applications to the Councils or Somerset County Council on associated or linked development, as well as applications to other agencies such as the Marine Management Organisation.

Main Construction Works – comprising the main construction works for the power station, associated development, and any subsequent applications, for example, by construction supply chain businesses.

Deconstruction (i.e. removal of temporary development) and Legacy Transformation Phase – comprising the removal of temporary development associated with the main construction works and in some instances the transformation of temporary development to permanent uses with a legacy benefit to local businesses or communities.

Operational and Decommissioning Phases – During the operational phase of the nuclear power station, lasting 60 years or more, the on-going operations of the nuclear power station operators (e.g. to deal with outages, the management and transport of nuclear waste, and the eventual decommissioning and restoration of the site) needs to be appropriately dealt with.


6

3. Consultation and Sustainability Appraisal

Consultation 3.1 This SPD has been prepared subject to statutory preparation procedures under Regulations 16 to 19 of the Town and Country Planning (Local Development) (England) Regulations 2004 (as amended). The regulations require consultation on a draft of the SPD, with Regulation 18 stipulating that a Local Planning Authority shall not adopt an SPD until they have considered any representations made on the draft. The regulations also require the Councils to prepare a statement setting out a summary of the main issues raised in these representations, and how these main issues have been addressed in the SPD which they intend to adopt. A Report on Consultation (September 2011) has been prepared and will be published alongside this SPD, which sets out how comments made have informed the final version of the SPD. 3.2 Consultation on the Draft SPD ran for 6 weeks between 1st March 2011 and 12th April 2011 and was undertaken in accordance with the Councils' respective Statements of Community Involvement (West Somerset SCI, June 2009; Sedgemoor SCI, April 2007). In summary, consultation on the SPD involved:

Copies of the Draft SPD, Draft Sustainability Appraisal and Habitat Regulations Assessment Screening Report were made available at Council offices, libraries and on-line.

Letters were sent to statutory consultees and members of the public who are registered with the Councils to receive Local Development Framework (LDF) consultation updates.

Six consultation events were held across the two districts, at Williton, Stogursey, Cannington, Combwich, North Petherton and Bridgwater.

3.3 A full description of consultation activities is set out in the HPC SPD Report on Consultation.

Sustainability Appraisal 3.4 This SPD is further to adopted development plan policy of the respective Councils and their emerging or adopted LDF Core Strategies. Sustainability Appraisal (SA), where necessary, has already been carried out of the relevant policies within these documents. Nevertheless, the Councils have also carried out an SA of this SPD to accord with the Councils‟ sustainable development objectives and any relevant requirements. Consultation on a Draft version of the SA was undertaken over the same timeframe as the SPD. 3.5 SA is a systematic process, aimed at appraising the social, environmental and economic effects of plans and programmes and ensuring that they accord with the objectives of sustainable development. This document incorporates the key recommendations of the SA. 3.6 The full SA report relating to this SPD is available from the Councils‟ respective websites.

Habitats Appropriate Assessment Screening


7

3.7 To meet the requirements of the European Communities (1992) Council Directive 92/43/EEC on the conservation of natural habitats and of wild fauna and flora (the “Habitats Directive”), the Councils published a Consultation Draft Appropriate Assessment Screening report alongside the Draft SPD. The purpose of Appropriate Assessment (AA) of land use plans is to ensure the protection of the integrity of European sites as a part of the planning process at the local level. The AA Screening tested for likely significant effects of the Draft HPC Joint SPD on three European Sites:

Exmoor and Quantocks Oakwoods Special Area of Conservation (SAC);

Severn Estuary SAC; and

Severn Estuary Special Protection Area (SPA). 3.8 The Screening process has concluded that providing that the policies set out in the West Somerset Local Plan/emerging Core Strategy, Sedgemoor Core Strategy and the guidelines within the SPD are followed, the SPD alone can be determined as having no adverse effect on the integrity of SAC and SPA sites. In response to general comments on the Draft SPD from Natural England, a new section on „Protection of the Natural Environment‟ has been included in this final version.


8

4. Hinkley Point C Project Proposals 4.1 The new HPC nuclear power station, including two proposed EPR reactors and turbines, is being promoted on a site to the west of the existing Hinkley A and B power stations. The indicative site for the development is shown in Fig 4.1 (an area of approximately 67Ha). 4.2 In addition to the main site, proposals for associated development are currently being promoted that would include:

a temporary jetty at the main site;

the refurbishment of Combwich Wharf;

a bypass at Cannington;

Park and Ride sites at Williton, Cannington and two at Bridgwater;

freight management facilities at Combwich and two at Bridgwater; and

accommodation for construction workers at the main site and in Bridgwater.

4.3 The HPC project promoter has now undertaken four rounds of public consultation on the proposals:

Stage 1 – Initial Proposals and Options (Dec 2009 to Jan 2011);

Stage 2 – Preferred Proposals (Jul to Oct 2010);

Update on and Proposed Changes to „Preferred Proposals‟ (Feb to Mar 2011); and

Proposed Changes to the „Preferred Proposals‟ including M5 Junction 24 and Highway Improvements in the Bridgwater Area (Jul to Aug 2011)

4.4 The nature and extent of the associated development proposals, and any alternatives, will be kept under review by the Councils.


9

Figure 4.1 Hinkley Point C Main Site Location


10

Figure 4.2 Hinkley Point C Associated Development Proposals (based on HPC Promoter Stage 2 and subsequent Proposed Changes consultations)


11

5. Policy Context and Objectives for the Project 5.1 The purpose of the SPD is to provide supplementary planning advice on important local matters and to set out the Councils‟ interpretation of national and local policy in the context of the HPC project as follows:

in responding to proposals for development associated with or ancillary or related to the HPC project where one of the Councils is the determining authority; and

in the preparation of a Local Impact Report. This section of the documents sets out the national and local planning policy framework and guidance that has informed the approaches in the SPD. Account has been taken of the PPA vision and objectives, and a number of thematic visions agreed by the HPC project promoter and Councils. In addition, the current HPC project promoter, EDF Energy, has its own Corporate Social Responsibility (CSR) commitments it has stated it wishes to deliver, including those relating to sustainability.

Planning and Economic Policy Context National Policy Statement (NPS) 5.3 National Policy Statements (NPSs), produced by the Government, are to provide the primary basis for decisions by the MIU when it makes a recommendation to Government on the Development Consent application for the HPC project. On 18th July 2011 the House of Commons debated and approved the six NPSs for Energy and these were designated by the Secretary of State on 19th July 2011. NPSs EN-1 and EN-6 are relevant to the HPC project:

Overarching Energy NPS (EN-1)(July 2011). The Overarching Energy NPS sets out the national policy for nationally significant energy projects and establishes the need for new energy infrastructure. The NPS confirms that under the Planning Act 2008, the IPC must also have regard to any Local Impact Report submitted by a relevant local authority.

Nuclear NPS (EN-6)(July 2011). The Nuclear NPS, alongside the Overarching Energy NPS, will be a primary decision making guidance document for the IPC. The draft Nuclear NPS lists the Hinkley Point C station site as potentially suitable for new nuclear generating capacity and identifies the indicative boundary for the site.

5.4 EN-1 and EN-6, in combination, provide policies to the MIU on how they should assess development consent applications, including advice on nuclear specific impacts (in EN-6), having regard to: air quality, aviation, flood risk, water quality and water resources, coastal change, biodiversity and geological conservation, the historic environment, landscape and visual, land use, socio-economics, noise, traffic and transport, human health and well-being, and waste. National Planning Policy Guidance notes (PPGs) and Planning Policy Statements (PPSs) 5.5 PPGs and PPSs set out the Government‟s national policy guidance on different aspects of land use planning in England, including housing, transport, economic


12

development and flood risk. PPS1: „Delivering Sustainable Development‟ (January 2005) sets out the Government‟s objectives for the planning system, stating that good planning makes a positive difference to people‟s lives and helps to deliver homes, jobs, and better opportunities for all, whilst protecting and enhancing the natural and historic environment. PPS1 also warns that poor planning can result in a legacy for current and future generations of run-down town centres, unsafe and dilapidated housing, crime and disorder, and the loss of our finest countryside to development (paragraph 1). Draft National Planning Policy Framework (July 2011) 5.6 The National Planning Policy Framework (currently in draft) sets out the Government‟s economic, environmental and social planning policies for England. Taken together, these policies articulate the Government‟s vision of sustainable development, which should be interpreted and applied locally to meet local aspirations. The NPPF sets out policy on: business and economic development, communications, housing, design, sustainable communities, climate change and flooding, the natural environment and historic environment. Paragraph 6 confirms that Nationally Significant Infrastructure Projects are determined by the decision-making framework set out in NPSs, which are part of the overall framework of planning policy. On 4th August 2011 the Planning Inspectorate advised Inspectors that the Draft NPPF is „capable of being a material consideration‟ in a guidance note. Sustainable Community Strategies (SCS) 5.7 The SCS‟s of Somerset County Council, SDC and WSC set out the overall strategic direction and long-term vision for the economic, social and environmental well-being of the local area.

The Somerset SCS (2009 – 2026) sets an overall vision for “…a dynamic, successful modern economy that supports respects and develops Somerset‟s distinctive communities and unique environment.”

West Somerset Council‟s SCS (2007-2010) sets out a vision for 2020 of a prosperous, welcoming, strong, balanced and self-sufficient District.

The Sedgemoor SCS (3rd edition draft, October 2009) sets out a Vision for the place Sedgemoor will be by 2026, backed up by a series of six Aims: Safeguarded against the threats of climate change; celebrated for Energy in our people and economy; Distinctive due to the beauty of landscapes and heritage; a Gateway to the levels and moors and South West; known for a vibrant Economy; people Motivated to achieve; providing the Opportunity to live well; a home to Optimistic people; and a place where people Respect themselves.

Somerset Economic Assessment (March 2011) 5.8 The Somerset Economic Assessment provides a useful tool for assessing existing county wide economic conditions and includes a summary of opportunities and threats for the County‟s economy. Opportunities include the potential for Somerset to act as an exemplar low carbon economy given the potential for Hinkley Point to act as a catalyst. Somerset and Exmoor National Park Joint Structure Plan Review (1991-2011)


13

5.9 The policies of the Joint Structure Plan Review (JSPR) (with one exception, Policy 53: Department of the Environment, Transport and the Regions Road Schemes) have been saved as part of the Development Plan to prevent a strategic policy void prior to the adoption of the South West Regional Spatial Strategy (RSS) that was to replace Regional Planning Guidance for the South West (RPG 10), and had been made „initial RSS‟ under the provisions of the 2004 Regulations. Policy 63: Utilities Development, states that provision should be made for utility developments, where they respect the environment in which they are located in terms of their scale, location and design. West Somerset Local Development Framework 5.10 West Somerset‟s local planning policy, emerging LDF and evidence base includes the following relevant documents:

West Somerset Local Plan (Adopted, April 2006) saved policies.

West Somerset Core Strategy Options Paper (January 2010) and emerging Preferred Strategy. The Council expects to publish its Core Strategy „Preferred Strategy‟ for consultation during October or November 2011.

Planning Obligations SPD (Adopted, December 2009). This sets out the affordable housing, infrastructure, other development and/or financial contributions required in relation to development.

5.11 Evidence base documents include the West Somerset Strategic Housing Land Availability Assessment (SHLAA, March 2010); Taunton & South Somerset Strategic Housing Market Assessment (T&SS SHMA, March 2009); and Northern Peninsula Strategic Housing Market Assessment (NPSHMA, December 2008). 5.12 In addition, a masterplan is being prepared in relation to the growth of Williton, which will comprise an evidence base document informing Core Strategy policy. Sedgemoor Local Development Framework 5.13 Sedgemoor local planning policy, emerging LDF and evidence base documents, and documents adopted by the Council as material planning considerations, include the following:

Sedgemoor Core Strategy (Adoption schedule for October 2011), incorporating saved Local Plan policies. The Spatial Strategy proposes that the focus for development is Bridgwater. Policy MIP1 sets out general requirements for Major Infrastructure Projects. Policy MIP 2 sets out principles for any proposals for development associated with or ancillary to the Hinkley Point C project. Policy MIP 3 sets out the principles for planning obligations and mitigation for the impacts associated with the Hinkley Point C project.

Bridgwater Vision (July 2009). This sets out a multi-agency vision for Bridgwater, approved as a material consideration in planning matters, and sets out the Council‟s priorities and objectives for development within the town with the aim of creating: “a confident town through its strong, innovative architecture, its vibrant town centre and its revitalised neighbourhoods – encouraging a greater sense of local community, well being and civic pride.”


14

North East Bridgwater Design Principles (February 2009). Setting out a Vision of North East Bridgwater as an exemplar in sustainable development providing opportunities for people to live, work, learn and enjoy their leisure time, this document provides high level design principles for the site.

Bridgwater Gateway Design Principles (March 2011). This document sets out Design Principles for land to the southwest of the Huntworth roundabout at Junction 24 of the M5.

5.14 Further policy and evidence base documents include: the Bridgwater Strategic Flood Defence SPD (September 2009); Strategic Housing Land Availability Assessment (SHLAA, July 2009), Strategic Housing Market Assessment (SHMA, February 2009), Sedgemoor Infrastructure Delivery Strategy (June 2010) and Sedgemoor Green Infrastructure Strategy (September 2011). West Somerset and Sedgemoor Corporate Policies and Economic Strategies. 5.15 Of West Somerset Council‟s 18 corporate objectives, 8 relate directly to Hinkley Point and cover the topics of: Housing; Economic Development & Tourism; HPC itself; Community Engagement; and Corporate Leadership. They focus on ensuring adequate mitigation for the negative impacts of the project, maximising the benefits for the local community and providing a suitable legacy. 5.16 The Sedgemoor Corporate Strategy (2009 – 2014) sets out four priorities areas for the Council of: Housing; Efficiency; Regeneration; and the Environment. Three specific challenges on which the Council wishes to focus are: Economic Growth and Regeneration; Health & Wellbeing and A Clean and Sustainable Environment. 5.17 The West Somerset Economic Strategy. „Delivering a New Equilibrium‟, was published in April 2009. The Strategy sets out the objectives for the district under the headings, People, Place and Business. The two main drivers of the strategy are:

“Quality – where a high quality of environment supports the growth of innovative, quality businesses, employing skilled, quality people.”

“Sustainability – where West Somerset could make a distinctive name for itself as a District that does sustainability rather than talks about it, making real steps to move towards and invest in the drivers of a low carbon economy.”

5.18 The Western Somerset Economic Development and Access Strategy (December 2002) expresses some of the difficulties that are experienced in West Somerset in encouraging economic development, primarily as a result of perceived and actual poor transport accessibility. Proposals include transport related investment is designed to enhance diversification in economic activity around the Knowledge Economy and tourism. 5.19 The West Somerset Economic Strategy (October 2011) includes „Developing the Low Carbon Economy‟ as one of the District‟s Strategic Priorities. 5.20 The Sedgemoor Regeneration Directorate Service Plan (2010/2011) sets out the Directorate‟s aims and ambitions to deliver long term benefit, through creating an


15

enabling business environment, whilst improving the quality of life for residents and visitors. 5.21 The Sedgemoor Economic Masterplan (2008 – 2026) sets out three key themes of Place, People and Business, all couched under a strategic theme of Leadership. Within the Business theme, the Masterplan includes a key commitment that: “Sedgemoor will be one of the UKs leading centres for energy related business, employment and skills, with Hinkley as the foundation, and other initiatives based on renewable energy and technologies.” 5.22 The Masterplan evaluates the baseline economic conditions in Sedgemoor and sets out a transformational economic strategy to tackle the issues to improve prospects for self containment, improved economic resilience and growth, as well as measures to improve job creation and skills and target deprivation. It is supplemented by the Council's commitment to Employment and Skills Charters, as requirements in planning processes. The Masterplan is in the process of being refreshed to take full account of supply chain implications and employment land needs. The revised version is scheduled for approval by Council in November 2011.

Hinkley Point C Project Visions and Objectives The Planning Performance Agreement (PPA) Vision and Development Objectives (October 2009) 5.23 A PPA has been agreed by EDF Energy (the HPC project promoter), Somerset County Council and the District Councils. The vision established within the PPA can be summarised as: 1. the development contributes to the national need for secure, low carbon electricity; 2. the development contributes significant socio-economic benefits through local employment opportunities, training and workforce development; 3. the development positively contributes to local place shaping and transformation in line with local priorities for regeneration; 4. the development is designed to comply with operational, safety and security requirements, and achieve a high quality design with environmental impacts minimised, managed and mitigated; and 5. the development is appropriately scrutinised, its environmental, social and economic impacts are robustly established, and it can be implemented with the first unit supplying electricity by end 2017 and the second by end 2018 (programme dates at October 2011 is for the first unit to be fully operational mid 2018 and second unit at the end of 2019). 5.24 The PPA also sets out a series of Development Objectives that were agreed by EDF Energy, the County Council and District Councils. The Dillington Visions


16

5.25 During a workshop in June 2010, EDF Energy, Somerset County Council and the Councils discussed and agreed a series of thematic vision statements and joint objectives for the HPC project. These relate to the following topics: Economic Development; Developing a Low Carbon Future; Education, Employment and Skills; Housing (Accommodation); and Community Wellbeing. The Dillington Visions are referenced in this SPD and the full text is provided at Appendix A. EDF Energy Corporate Ambitions and Sustainability Commitments 5.26 EDF Energy has set out six corporate Ambitions to frame objectives for each part of its business. These are:

Zero harm;

First choice for customers;

Leading the way in Nuclear Power Generation;

Strong financial performance;

High performing people;

Leader in Sustainability. 5.27 EDF Energy has also set out its corporate (voluntary) sustainability commitments in five areas:

Reducing carbon and waste;

Delivering low-carbon nuclear responsibly;

Helping our customers;

Building a world class culture; and,

Serving our communities. 5.28 This includes a commitment to reducing the carbon intensity of the company‟s electricity supply by more than 60% by 2020 (compared to a 2006 baseline). EDF Energy sets out HPC project specific objectives in their Stage 2 consultation documents.


17

6. Project-wide Issues and Approaches

6.1 The scale of the Hinkley Point C project is such that there are series of issues that are cross-authority in nature, affecting West Somerset, Sedgemoor and, beyond. These include the overarching transport and construction worker accommodation strategies of the HPC project promoter along with matters such as climate change, economic development, biodiversity, landscape, tourism, sport and leisure and nuclear waste. Each of the approaches set out in the following sections are based on national and local policy.

Climate Change Construction Phase Carbon Emissions 6.2 Whilst the government has concluded that the lifecycle carbon emissions associated with nuclear power are low, the emissions during the construction phase for the HPC project are expected to be significant in the context of the baseline emissions in the authority areas (as measured against local indicators). The Councils therefore consider it is important to set out a series of proactive measures to be adopted during the construction phase. 6.3 NPS EN-1 advises that “good design” for energy projects should produce sustainable infrastructure that is „efficient in the use of natural resources and energy used in construction and operation‟ (para. 4.5.1). Sedgemoor Core Strategy Policy D3 sets out expectations on sustainable building design, based on national standards, and a series of objectives against which applications for major development proposals will be judged, including maximizing on-site low or zero carbon energy generation.

Box 1 Construction Phase Carbon Emissions Approach A carbon management plan for the construction stage of the project should be prepared and agreed with the local authorities. The HPC promoter should seek to minimise the increase in carbon emissions in Sedgemoor and West Somerset during the construction phase. Measures that the Councils would expect to be addressed include:

Transport: Wherever possible, low carbon transport modes for both people and goods movements in the construction phase should be promoted, such as use of rail and bus transport and measures to encourage walking and cycling. These should be supported by Travel Plans, within which the Councils would seek to agree mode share targets. Site selection criteria and a presumption in favour of local procurement of materials should be applied where possible by the promoter to help minimise travel requirements.

Building and Construction Standards: All non-domestic buildings and domestic buildings in both Council areas will be expected to achieve or exceed the BREEAM, Code for Sustainable Homes and Zero Carbon for Non-Domestic Buildings standards in Policy D3 of Sedgemoor‟s Core Strategy, which are based on national standards. All sites with civil engineering works being undertaken should seek to achieve or exceed the equivalent CEEQUAL rating of Very Good.


18

Renewable energy generation: For all associated development sites, it is expected that the HPC project promoter will incorporate renewable energy technologies based on the findings of renewable energy feasibility studies.

Waste: In line with national requirements, a site waste management plan (SWMP) should be provided for all sites to reduce carbon emissions associated with waste. This should be in place prior to construction works commencing and conform with best practice guidance.

On-site renewables and Low Carbon Infrastructure Fund: The Councils will encourage the incorporation of on-site low carbon and renewable energy schemes into proposals for associated development, including accommodation and housing schemes. Where feasibility studies demonstrate that on-site technologies are not a viable option, the Councils will seek payments towards a Low Carbon Infrastructure Fund that can be used to fund strategic activities, such as off-site renewable energy or energy efficiency schemes, to reduce carbon emissions across authority areas.

Whole Life Legacy Planning 6.4 The construction of temporary buildings and infrastructure is viewed as inherently unsustainable and the Councils have set out below their objectives to minimise temporary uses and secure permanent forms of development wherever possible.

Box 2 Whole Life Legacy Planning Approach There will be a presumption in favour of permanent buildings and infrastructure that comply with relevant local development plan site allocations and policies that promote high quality, robust and inclusive design, and which build in resilience to climate change measures such as flood risk and increasing temperatures. Examples of development that could be designed to allow for a permanent legacy use include accommodation for construction workers and related communal facilities. Where temporary development is proposed and there is no opportunity for a permanent legacy use in line with current local planning policy, the Councils will expect the HPC project promoter to demonstrate how carbon emissions and waste relating to demolition, removal and land reinstatement will be minimised through consideration of whole life costing. Contributions towards a Low Carbon Infrastructure Fund will be encouraged to compensate for the residual carbon emissions of demolition and reinstatement activities. Climate Change Adaptation and Flood Risk 6.5 Flooding issues have been identified to the east and south of the existing Hinkley Point A and B power stations through the SFRA Level 1 study (2009). There are also flood risk concerns in West Somerset and in Williton, where there is a history of flooding as a result of the Monksilver Stream overtopping its banks. These have been identified in some detail around the three main settlements through the Strategic Flood Risk Assessment (SFRA): Level 2 study (2010).


19

6.6 Sedgemoor District Council‟s area falls within the top ten local authorities in England in terms of properties at risk of flooding. Flood risk in Bridgwater and its hinterland is considered to represent a potential strategic long term threat to the construction and operation of the HPC project (as is being promoted), if reliance is being placed on transport routes that pass through Flood Zone 3 (High Risk) and associated development proposals are located in high flood risk zones. As set out in the Bridgwater Strategic Flood Defence Tariff SPD (September 2009), the Parrett Barrier is the preferred solution to manage flood risk in Bridgwater. Parts of Cannington are also at risk of flooding from the brook through the centre of the village, which caused damage to residential properties in 2000. 6.7 The Councils consider that, from an operational and emergency planning perspective, the HPC project promoter have an interest to work with Somerset County Council, the Environment Agency and the Districts to agree long term flood risk management strategies for the area and contribute towards the delivery of these.

Box 3 Climate Change Adaptation and Flood Risk Approach In accordance with PPS25 (or successor guidance contained within the NPPF), the location of development proposals should be justified through a sequential approach, in combination with relevant local policy relating to preferred locations for housing, employment and transport development (where applicable). In addition to demonstrating full compliance with PPS 25: Development and Flood Risk, the HPC project promoter will be expected to contribute towards the Bridgwater Strategic Flood Defence solution where permanent development is proposed in Bridgwater or there is longstanding reliance on the transport network through the town. For associated development proposals elsewhere, including Williton, Cannington and Combwich, the HPC project promoter will be expected to demonstrate full compliance with PPS 25 and contribute towards long term flood risk management solutions and show that proposed development will not accentuate flood risk to existing properties or land. HPC project development should also be sited and designed with consideration for other potential effects arising from climate change, such as more frequent summer „heat waves‟ and generally warmer summers. Promoting a Somerset Low Carbon Cluster 6.8 Sedgemoor‟s Economic Masterplan (2008-26) sets out a key commitment that „Sedgemoor will be one of the UK‟s leading centres for energy related business, employment skills, with Hinkley as the foundation, and other initiatives based on renewable energy and technologies.‟ In West Somerset, there is a related focus on developing the low carbon economy (draft refreshed West Somerset Economic Strategy, 2011).

Box 4 Approach to Promoting a Somerset Low Carbon Cluster


20

To facilitate and maximize the potential socio-economic benefits of the HPC project, the Councils will expect the HPC project promoter to contribute to economic development across Somerset through support for a Somerset Low Carbon Cluster focused on Bridgwater, including input to a Delivery Plan. Working in partnership with Somerset County Council, the District Councils, business sector and other stakeholders, proactive measures by the promoter to support the establishment of the cluster will be encouraged. These could include provision and investment in research and development activities, inward investment and procurement activities, higher level education, green transport schemes, on or off-site renewable energy generation, investment in a Low Carbon Infrastructure Fund to help build capital in low carbon industries, and associated infrastructure requirements. Support for the delivery of super-fast broadband would help connect services, jobs and training with local people and foster business growth, particularly in rural areas.

Economic Development 6.9 The spatial vision for West Somerset is that by 2026 Minehead, Watchet and Williton will be the main centres of a thriving and increasingly varied local economy within West Somerset (Core Strategy emerging Preferred Strategy). The emerging Sedgemoor Core Strategy states that, in general, employment proposals will be supported where they accord with the spatial strategy and encourage a diverse, robust, thriving and resilient economy. Bridgwater is identified as the focus for development, where investment can contribute to regeneration and the delivery of the Bridgwater Vision. 6.10 The joint Dillington Vision for Economic Development is "to ensure that the Hinkley development acts as a key driver for the achievement of a more dynamic, entrepreneurial, inclusive and sustainable economy". The Councils believe that this Vision will only be realised where proactive measures are taken to promote the low car cluster and the following measures:

People – ensure the local workforce has the skills to become in involved in the HPC project and related industries;

Place – ensure provision is made in suitable locations for HPC associated employment development sites and that positive employment legacy uses are enabled where appropriate; and

Business – establish positive procurement practices and support to ensure local businesses can fully participate in the supply chain by having access to and the ability to compete for HPC contracts.

6.11 Further details relating to each of these issues is set out below. People - Maximising Local Resident Labour Participation 6.12 The Councils (with the support of the County Council) believe that the role of educational establishments, including Bridgwater College (incorporating the Energy and Construction Skills Centres), and West Somerset Community College (incorporating the Skills and Enterprise Centre) will be vital in the development of an integrated employment and skills plan for the HPC project. This plan should be agreed early, prior to the letting of construction contracts on the project, to identify opportunities to up-skill the workforce in the districts and engage with and inspire


21

young people. Outreach services in particular should be put in place at the earliest possible stage to raise aspirations and to target action to draw deprived and excluded communities into opportunities for training and work. The Councils have policies in place to promote Employment and Skills Charters with developers. The role of these charters is reflected in the forthcoming revisions to the West Somerset and Sedgemoor Economic Strategies. 6.13 During the peak construction phase of the HPC project, it is estimated by the promoter that 5,600 jobs will be generated, with an objective that 30% - 40% of workers would be home based and recruited locally. To achieve this level of local employment presents challenges and opportunities for raising local skills levels and providing the right type of quality local employment over the full extent of the construction period.

Box 5 Approach to Maximising Local Resident Labour Participation The Councils expect the development and implementation of Employment and Skills Charters to support and improve local access to jobs and training. Measures within the Sedgemoor and West Somerset districts should include:

Timely developer support for the expansion of existing higher education and further education facilities to facilitate the HPC project and its associated benefits during construction and operation.

Brokerage service via Job Centre Plus, providing initiatives such as coaching and multi-agency referrals to tackle specific barriers to training and employment, including basic literacy and numeracy.

Positive support for Bridgwater Education Trust, community centres, schools and libraries to provide outreach facilities and integration in the Schools for the Future project.

Provision of direct targeted „back to work‟ outreach support for disadvantaged communities integrated into local community centres, together with action for young people to promote training and development opportunities as measures to help maintain social cohesion.

Support measures to enable workforce development, such as health improvement, childcare, or transport.

Procurement practices that maximize direct employment and social enterprise contract opportunities (e.g. providing disadvantaged people the opportunity to gain experience working on small scale community projects related to the project, such as landscaping).

Measures to assist local resident labour to find alternative employment once the construction phase is over.

Support for local businesses where key staff are lost to the HPC project, including training in skill areas where there is a recognized shortage, to increase the overall pool of people available.


22

Place – Spatial Planning for Employment, Freight Management and Transport Sites 6.14 Associated development required to construct HPC is expected to include a number of large scale employment (B2 use classes), freight management and storage (B8 use class and sui generis uses) and transport sites, such as Park & Rides (sui generis). It is also anticipated that as contractors are selected for different elements of the HPC construction, further „supply-chain‟ office, manufacturing and storage development proposals could come forward in the form of planning applications to the Councils. General guidance on employment, freight management and transport related development that may come forward in connection with the HPC project is set out below. 6.15 The Local Development Frameworks of both Councils seek to strictly control development in the countryside. It is recognised that a more flexible approach may be necessary where large sites are required temporarily for the construction of the station. This is because allocated employment and transport sites may not be suitable and the availability of employment land for other businesses seeking to locate in the two districts would be affected for an extended period of time. Nevertheless, it is the Councils preference that, wherever possible, large scale employment, freight management and transport sites are advanced in line with relevant national policy and the Local Development Frameworks for the two districts. 6.16 The emerging Sedgemoor Core Strategy states that all large-scale employment proposals (over 1,000sqm gross floor space) should be focussed at Bridgwater or Burnham-on-Sea and Highbridge in accordance with the following locational priorities:

firstly, on brownfield sites through remodelling and redevelopment;

secondly, on preferred allocated greenfields sites; and

thirdly, and exceptionally, on other greenfield sites identified in the Council‟s Employment Land Review.

6.17 The Hinkley Point A (HPA) power station ceased operation in 2000 and the c.19ha brownfield site is now the subject of decommissioning works. The Nuclear Decommissioning Agency‟s end goal is to restore the site as soon as reasonably practicable to a condition suitable for its next planned use (NDA Strategy, April 2011). It is the Council‟s view that use of land at HPA to support the construction of HPC, to prevent expansion into further greenfield sites, would represent a positive step in terms of beneficial re-use of a nuclear site and should be investigated as an option.

Box 6 Spatial Planning Approach for Employment, Logistics and Transport Uses In general, employment, logistics and transport proposals relating to HPC, its supply chain, and the implementation of the low carbon cluster, will be supported in principle where they comply with national and local policy on flood risk, employment and transport. Where development is proposed outside of designated employment and


23

transport sites, the proposals should be supported by a robust appraisal of site options that have been investigated, covering:

a sequential flood risk assessment (if applicable);

an assessment of how the site integrates with the transport strategy for the HPC project, promoting sustainable travel options;

an environmental appraisal of site options that have been considered, with the aim of avoiding or minimizing environmental effects; and

alignment with local spatial strategies, employment and transport planning policies, taking account of potential for beneficial legacy uses where temporary development is proposed.

Where the preferred proposal would result in adverse environmental impacts, individually or cumulatively with other development, the Councils would seek to ensure that these are mitigated and that any residual effects are appropriately compensated. Business - Support for Local Supply Chain and Service Business 6.18 Along with construction and engineering supply-chain businesses that would directly contribute towards the delivery of a HPC and a „Heart of Somerset Low-Carbon Cluster‟, there is expected to be increased demand for a range of service-related employment such as retailing and catering. The Councils will seek to support existing local businesses so that they gain a significant proportion of HPC project related business. Inward investment to West Somerset and Sedgemoor by companies seeking to locate in the area will also be encouraged. 6.19 Further to associated development proposals included within a Development Consent Order application by the HPC project promoter, activities by companies forming part of the supply chain could result in the submission of planning applications directly to local planning authorities for new or expanded premises. In these cases, Town and Country Planning Act applications would be determined in line with the spatial strategy for the area and current local planning policy. The HPC project promoter should seek to provide support to local business start-up and growth through procurement processes.

Box 7 Support for Local and Supply Chain and Services Business Approach Where the HPC project promoter or other businesses require new or expanded premises in order to deliver goods or services to support the HPC project at either the construction or operational stage, the Councils will seek to secure permanent forms of development that accord with Council objectives to support the vitality and regeneration of settlements, for example, in conformity with the Bridgwater Vision and the emerging Williton Masterplan. Development outside defined settlement boundaries will not normally be acceptable. Temporary forms of development will only be acceptable where the HPC project promoter or applicant can demonstrate that permanent forms of development would harm the vitality or viability of


24

settlements or impact significantly on the amenity or environment of settlements or residential areas.

Transport 6.20 NPS EN-1 advises that the transport of materials, goods and personnel to and from a development during all project phases may result in economic, social and environmental impacts. In summary, EN-1 advises that:

If a project is likely to have significant transport implications, the applicant should undertake a transport assessment, using the NATA/WebTAG methodology stipulated in Department for Transport guidance, or any successor to such methodology (para. 5.13.3)

Possible demand management measures must be considered, before considering requirements for new provision of new inland transport infrastructure.

Water-borne or rail transport is preferred over road transport at all stages of the project, where cost-effective.

A travel plan should be provided, together with details of proposed measures to improve access by public transport, walking and cycling.

6.21 Responses to public consultation undertaken by the HPC project promoter and the Councils has revealed the critical importance of transport matters, with many people calling for the construction of a Northern Bridgwater Bypass to alleviate congestion and related environmental impacts (e.g. noise and air quality) in Bridgwater, Cannington and along the A38 and A39. It is the Councils‟ view that a decision on whether a Northern Bridgwater Bypass is required must be based on a robust assessment of strategic transport options, as required by NPS EN-1. This should include an assessment of the deliverability of transport schemes. 6.22 At Executive on 24th August 2011, Sedgemoor District Council resolved that the Council should complete its own study of strategic transport options that aligns with the NATA/WebTAG methodology, working with the Highways Agency, Somerset County Council and West Somerset Council. The conclusions of this study (and a comparable study by the HPC project promoter) should inform transport mitigation investment decisions and the position taken by the Councils in their Local Impact Report/s. 6.23 Somerset County Council is responsible for transport planning and strategy in Sedgemoor and West Somerset and has adopted the Somerset Future Transport Plan (FTP) which covers the period 2011-2026. Policies HIN 1 and HIN 2 of the FTP, which deal specifically with the HPC project, are consistent with NPS EN-1 and provide further information on the types of measures that the Councils expect to be employed to mitigate transport impacts. 6.24 The HPC project promoter should demonstrate that the transport strategy for the construction, operation and decommissioning phases of the HPC project complies with the approach set out below, which is based upon and supports the County Council policy.


25

Box 8 Sustainable Transport Approach The County Council and Councils will expect the HPC project promoter to align the Transport/Freight Strategy with other Council plans and strategies. The transport proposals for the HPC project during both the construction and operational phases of the power station should seek to integrate with and contribute to the delivery of the approved transport strategies as set out in: the Somerset Future Transport Plan (and associated transport policies and implementation plan); the Bridgwater, Taunton and Wellington Future Transport Strategy; the Bridgwater Vision; the Western Somerset Economic Development & Access Strategy; and emerging Williton masterplan. FTP Policy HIN 1 - Transport Requirements for New Nuclear Development The County Council and District Councils will require the developer of new nuclear power stations in Somerset to:

Minimise the volume of road traffic associated with the development of the new power station especially at peak hours and during the peak tourism season between the months of June, July and August. The efficient and safe functioning of key routes, including the M5, A38, A39, A358, A361, A370, A371 and A372 must be protected.

Maximise the safe, efficient and sustainable movement of people and materials required for the proposed nuclear power station.

Provide sustainable transport solutions for access to the site that workers and visitors will be required to use. This should include provision of public transport priority measures on key routes from associated development sites to the main site for construction and other vehicles, providing a beneficial transport legacy.

Provide sustainable transport linkages to and from all associated development sites to provide access to employment, education, retail, leisure and healthcare facilities.

Ensure as close as possible to zero parking spaces are provided at or near to the site during the construction phase.

Enable effective controls to be put in place to ensure workers and visitors adhere to the transport strategy and do not park in inappropriate locations.

Provide necessary improvements to the transport network and public rights of way network to mitigate against any adverse impacts on the community, including but not limited to congestion, air quality and road safety impacts. For example:

- Provide transport mitigation where additional traffic flows of the project

exacerbate or cause highway congestion problems; and - Provide safety improvements where the additional traffic flows of the project

exacerbate or cause road safety problems.

Any new major highway proposals are to be justified by a full New Approach To Appraisal (NATA) assessment. For example, the need for and (if required) route


26

of a Bridgwater Northern Bypass should be established by a NATA type assessment, including an option based on the improvements needed in Bridgwater if the bypass were not provided. The preferred route for the Cannington by-pass should also be justified through a NATA assessment. Appraisals should address potential impacts raised during consultation, such as the potential severance effect to Brymore School of the western bypass option at Cannington.

All proposed highway works are to be the subject of a full operational analysis and a road safety audit in accordance with current guidance.

Ensure as much construction material as possible is delivered by sea.

Ensure that rail is used for the transportation of freight and personnel wherever feasible.

Minimise the amount of waste materials, including topsoil, transported off-site.

Minimise traffic disruption both for the local community and visitors to the area.

Control and manage the flow of any road freight movement associated with the development in order to ensure appropriate routes are used, avoid peak hour movement and to respond to incidents on the transport network.

Agree and enable deployment of robust plans for managing unforeseen incidents on the transport network; including but not limited to traffic management plans, diversionary routes and freight/ delivery management systems.

Provide long-term, sustainable legacy benefits for the local community.

Protect the natural and built environment and ensure the image of the area is not adversely affected and that, wherever possible, it is enhanced.

Ensure that existing public transport services are protected throughout the construction, operation and decommissioning of the Hinkley Point nuclear power stations.

Ensure that the safety and needs of equestrians, cyclists and pedestrians are protected and that provision for these groups is enhanced throughout the construction and operation of the proposed nuclear power station. This should include enhanced pedestrian and cycle facilities from associated development sites to the centres of nearby towns and villages, including provision of the Bristol Road / Bath Road link and rail crossing in Bridgwater.

Protect and enhance current Public Rights of Way (PRoW) in and around Hinkley Point and associated development sites, and where stop-ups are required, ensure that PRoW are implemented that do not result in significant diversion lengths.

Monitor all movement associated with the development to ensure agreed mode share targets and thresholds for traffic congestion, air quality and road safety are achieved during construction and operation. Travel Plans should conform with DfT „Good Practice Guideline: Delivering Travel Plans through the Planning Process.‟


27

Fully mitigate against and compensate for the adverse environmental impact of development related traffic. This should involve providing sufficient funds through appropriate legal agreements to enable the relevant authorities and agencies to implement further mitigation measures should any unforeseen impacts occur during the construction of the development.

FTP Policy HIN 2 - Requirement of an Evidence-Based Approach An evidence-based approach will be taken to determine the effectiveness of the proposed transport interventions for the implementation of the HPC transport/freight strategy. The County Council and District Councils will require the HPC project promoter to adhere to performance criteria in relation to key parts of the transport network. It should be noted that as such, a transport strategy package of measures will be expected to meet this approach, which would include:

Highway improvements, including junction improvements and more strategic network improvements identified through the transport assessment process and associated evidence base.

Public transport provision, including waiting facilities, support for existing and additional services, and priority measures that will ensure public transport journey time reliability.

Intelligent Transport Systems (ITS) to promote and support the use of public transport facilities.

Road Safety Improvements.

Infrastructure needs associated with deploying a Traffic Management Plan.

Pedestrian and cyclist facilities, including those which support the use of public transport and support the provision of a high quality public realm.

Motorcycle parking.

Park and Ride facilities if demonstrated as necessary.

Car parking management for the site, associated development and residential areas, including clearway provision.

Coach and rail facilities.

Provision and management of water-borne transport.

Highways and bridge strengthening measures.

Transport maintenance packages.

Transport monitoring strategy to assess effectiveness of measures and identify further mitigation, where necessary.


28

Housing 6.25 The development of Hinkley Point C would see the emergence of an unprecedented demand for temporary worker accommodation in the West Somerset and Sedgemoor areas between 2012 and 2020. This demand will emerge in areas where affordability in the housing market is already a major concern. The ratio between average house prices and average earnings is 8.2 for Sedgemoor and 10.8 for West Somerset, compared to an average in England of 7.0 (Taunton and South Somerset Strategic Housing Market Assessment, Feb 2009). 6.26 Building on the Planning Performance Agreement for the Hinkley Nuclear New Build Project, the Councils and HPC project promoter have worked together to agree a common vision for accommodation provision related to the Hinkley Point C project as follows: “Ensure accommodation solutions enable workers and their families to integrate into the community and are economically active at a local level, whilst making a positive contribution to the Councils’ Housing Strategies and their wider strategic planning objectives.” 6.27 This Vision anticipates the following approach to accommodation provision and legacy in West Somerset and Sedgemoor: “Community: sensitively design and manage on site campus sites to have sustainable links into and with the community. Affordability: minimise risk to local people being disadvantaged as a result of the nuclear new build project, through robust mitigation proposals for accommodation to maintain the current and planned affordable housing stock levels and minimise impact on housing support services and voluntary advice services. Accommodation legacy: promote opportunities to leave a housing legacy that meets the needs of local people in a range of affordable tenures and in a way that supports rural sustainability now and in the future. To promote and deliver accommodation solutions that are to the highest environmental and safety standards.” 6.28 Further to this, the following two sub-sections highlight the key policy framework for housing for the two authorities.

West Somerset Council 6.29 West Somerset Sustainable Community Strategy 2007-2010 establishes a vision for West Somerset where, in terms of accommodation, people will be able to work close to where they live and there will be sufficient affordable housing available locally. This reflects continuation of the existing development strategy contained in the West Somerset District Local Plan of focusing the majority of development in the three main settlements along the coastal fringe. The Strategy is also consistent with the sustainable development strategies and policies contained in higher level plans and guidance such as the Somerset and Exmoor National Park Joint Structure Plan Review and Regional Planning Guidance for the South West (RPG10). The intention is that housing will be energy efficient and resilient to the impacts of climate change. In summary, the Strategy aims to:


29

Focus a greater proportion of growth in the town of Minehead and, to a slightly lesser degree, to the rural centres of Watchet and Williton.

Allow a measured level of growth in defined villages commensurate to local facilities and services.

Restrict housing development in defined small villages to affordable housing to meet an identified local need.

6.30 The West Somerset Housing Strategy (2009- 2012) highlights how the rural nature of West Somerset affects housing supply and needs and identifies affordable housing supply as a significant issue for the Council. In December 2009 the Council adopted its Planning Obligations SPD to supplement Local Plan policy on Planning Obligations. This SPD works with a standard for provision of affordable housing at a minimum of 35% of new housing units. Sedgemoor District Council 6.31 The adopted key objective for housing in Sedgemoor is: “to accommodate a level and type of housing to meet identified and predicted local need, including the needs of those who cannot afford access into general market housing together with those who have other special requirements, on sites which accord with the development strategy and which contribute towards creating a quality built environment for all”. 6.32 The emerging Core Strategy underpins Sedgemoor‟s commitment to design quality, character and sense of place for housing. It highlights the need to prioritise delivery of affordable housing and encourages a more advanced approach to construction techniques to promote performance and sustainability. The emerging Core Strategy has established a 40% target for affordable housing from 2016 onwards (15% for brownfield sites in the short-term subject to viability). In Bridgwater, the Bridgwater Vision points to the opportunity to develop additional housing in the town centre to provide additional business for shops and services and bring life into the town centre in the evenings. 6.33 The local policy framework for Bridgwater has been developed through consultation and public engagement to establish a multi-agency vision for the town and its growth, taking account of HPC. This work has been commended by the Royal Town Planning Institute South West Planning Awards. Spatial Approach for Worker Accommodation 6.34 Hinkley Point is located in a rural location on the Bridgwater Bay coastline. The nearest settlements are the small village of Stogursey and hamlets of Shurton, Burton, Wick, Stolford and Lilstock. Bridgwater operates as the „host‟ town for Hinkley Point and will continue to do so in relation to the new build project. Served by two M5 junctions and located approximately an 18 km (11mile) drive from Hinkley Point, Bridgwater is the town identified in the spatial strategy as the focus for economic growth and future housing (7,100 homes) and is well placed to accommodate the additional accommodation demand from the HPC project. The large population of Bridgwater also means that it would be better able to absorb large numbers of construction workers and provide better access to a range of services. 6.35 Minehead is the main service centre for West Somerset, but is less accessible, being located approximately 45 kms (28 miles) by road to the west of Hinkley Point


30

(A39 route via Cannington). Watchet and Williton are located closer to Hinkley Point (approximately a 20 mile drive from the power station site to Williton) and are identified as important local service centres that would be strengthened by the allocation of some strategic mixed development, including a relatively modest combined allocation of around 600 dwellings between them (West Somerset emerging Core Strategy ‟Preferred Strategy‟). 6.36 The HPC project promoter predicts that at the peak of construction there will be around 5,600 people working on-site. The number of people moving into the area to work on the construction of the power station is expected to peak at around 3,700 workers (around 66% of the workforce). Based on research on the availability of spare capacity in existing accommodation, including privately rented houses, tourism accommodation and lodgings with households, the HPC project promoter estimates that an additional 1,510 bedspaces would be required. These bedspaces will need to be provided in purpose-built accommodation with good accessibility to the main site.8

Box 9 Spatial Approach for Worker Accommodation Construction worker accommodation should be located in existing settlements in proportions that reflect the local settlement hierarchy in Sedgemoor and West Somerset, the population of local settlements, and Spatial Strategies set out in the Local Development Frameworks: A higher proportion of accommodation (permanent and temporary) should be directed to Bridgwater, in the first instance, as the larger nearby settlement, where regeneration of brownfield sites is promoted and workers have access to the strategic transport network and a wide range of services. Smaller-scale proposals for permanent housing in Stogursey, Watchet and Williton that align with the function, role, size and accessibility of these villages and local planning policy. Proposals for accommodation outside settlement boundaries on greenfield land at Hinkley Point should be avoided or minimised.

6.37 This spatial approach, and the criteria-based approach to the siting and design of construction worker accommodation set out below, do not relate to caravans and camping which are covered separately. Principles for Accommodating Workers 6.38 Without a considered and strategic approach to accommodation provision, accommodation proposals could have significant impacts on local communities. Adverse affects could include noise disturbance, traffic impacts on key junctions and routes, and general loss of amenity for local residents, with poor social and physical integration with existing neighbourhoods. There will also be risks to the exacerbation of local inequalities and community tensions where large scale worker ccommodation facilities are provided, due to the potential for standards of housing and related

8 Figures based on the EDF Energy ‘Update on and Proposed Changes to ‘Preferred Proposals’

Consultation’ (Feb 2011)


31

services that are in excess of local living conditions and incomes. A key priority of PPS1 „Delivering Sustainability Development‟, which should inform the proposals, is that: “planning should facilitate and promote sustainable and inclusive patterns of urban and rural development by…ensuring that development supports existing communities with good access to jobs and key services for all members of the community.” 6.39 It is the view of the Councils that HPC project accommodation proposals should seek to integrate with neighbourhoods and that high concentrations of workers should be avoided, particularly in areas where there are existing issues of vulnerability in terms of social and economic deprivation and existing community safety concerns. Reliance on large isolated campus schemes would create concentrations of one type and/or tenure of population that could result in social tensions and negative perceptions of development, which may significantly increase the likelihood of antisocial incidents occurring. Furthermore, development that is not integrated with the locality or communities would not address existing and emerging local policy on regeneration and place making, nor the agreed HPC accommodation vision referred to above. The implications for Council functions in terms of service provision for communities are also likely to be significant.

Box 10 Principles for Worker Accommodation The Councils will expect an overarching Worker Accommodation Strategy that proactively responds to the local policy framework and baseline conditions and clearly sets out a more integrated and sustainable approach to the provision of both the worker accommodation and supporting facilities. The overarching Worker Accommodation Strategy and individual proposals for worker accommodation should include details of how they respond to the following criteria. Proposals for worker accommodation should:

Conform with adopted plan allocations for housing and the emerging spatial strategies of the two authorities.

Minimise the need to travel for work and leisure, particularly by private car, and optimise the choices between travel modes. Workers should be able to access Hinkley Point bus services from their chosen accommodation facility easily by foot and cycle. Proposals should support the delivery of enhanced public transport and pedestrian/cycle linkages to settlement centres and local services and facilities.

Be of a permanent form of construction with a legacy use agreed with the Councils, preventing unsustainable temporary development and contributing to regeneration and place-making.

Promote a positive legacy for the area and communities adjacent to the development, such as the provision of housing that can be transferred to an appropriate body to address local housing need following construction of HPC.

Where temporary build worker accommodation is provided, the Councils will expect that high quality units are provided such that they can be removed and re-used in Somerset to address housing need, or elsewhere, in line with an „after-use‟ plan.


32

Achieve high levels of sustainability and environmental performance.

Be designed to comply with Somerset Waste Partnerships's Design Requirements for residential properties.

Integrate the construction workforce with local communities to promote regeneration and social cohesion. The aim should be to utilise a range of sites, creating mixed communities and seeking to ensure that no individual worker accommodation site would result in the concentration of one type and/or tenure of unit that could result in social tensions and negative perceptions; and could have a direct negative impact on the health and well-being of existing and future neighbouring communities.

Minimise local impacts including noise disturbance and visual impacts, traffic impacts on key junctions and residential roads and anti-social behaviour.

Minimise the demand on policing and service delivery, in particular in areas where there are existing issues of vulnerability in terms of social and economic deprivation , and contributions are made to ensure the police are adequately resourced to meet any additional demands on their services;

Achieve a balanced distribution of demand on key public and private services and facilities and avoids excessive loading on facilities/services within one area and seek to ensure that access to local services for existing communities is not impaired in any way.

Assist in the promotion of healthy lifestyles and general community well-being by providing new or enhanced services and facilities that provide for community use during the construction and/or operational phases, for example shared medical facilities, social-care services, education, leisure facilities and community buildings.

A comprehensive Worker Accommodation Strategy should be agreed with the Councils. Proposals for more that 100 bedspaces should be accompanied by a full socio-economic impact assessment taking account of impacts on local communities and include proposals for mitigating impacts and monitoring during operation with provisions for cmpensation where the need arises. The Accommodation Strategy should incorporate a plan, monitor and manage approach to accommodation provision to ensure that the HPC project does not have a significant negative impact on the availability of local rented accommodation. Commitment will be expected from the HPC project promoter to initiatives to mitigate and compensate for the impact on the private rented sector and the affordable housing stock through securing contributions to affordable housing on construction worker accommodation sites (see affordable housing section below). The HPC project promoter will be expected to fund a Service Level Agreement covering the monitoring and management of housing and community safety related issues. An Accommodation Strategy should further be underpinned by a Code of Conduct for construction workers within the community and a Community Safety Management Plan.


33

Worker Accommodation at Hinkley Point 6.40 Policy SP 5: Development Outside Defined Settlements in the West Somerset District Local Plan (2006) accepts that development can occur outside of defined settlement limits provided that it benefits economic and social activity and does not result in a significant increase in car travel. Given this policy context and if there is a proven limited need for on-site accommodation for essential workers, for instance in relation to site security, the Council will accept up to 100 worker accommodation bedspaces on the main site. 6.41 In order to prevent the need for a temporary campus at Hinkley Point arising (as currently proposed by the HPC promoter), the Councils have identified some potential sites for housing that have potential to accommodate workers during the construction phase (see section 8). Proposals for permanent housing will be supported by West Somerset Council where they align with local policy and are integrated with the HPC project promoter‟s Worker Accommodation Strategy and Transport Strategy.

Box 11 Approach to Worker Accommodation at Hinkley Point In recognition of the remote rural location of Hinkley Point, the need to minimise impacts on the amenity of residents within the nearby settlements, and the unsustainable nature of temporary development on greenfield sites, the Councils will only support the creation of a small scale essential temporary worker accommodation campus at Hinkley Point. The scale of the campus should reflect the minimum requirement for on-site accommodation and should be supported by a robust justification of the need for different types of workers to be accommodated on the site. Worker Accommodation at Bridgwater 6.42 Sedgemoor District Council are supportive of the majority of construction worker accommodation being provided in Bridgwater, including an element of temporary accommodation meeting a short-term or contingency need for housing during the peak construction phase. In order to prevent a situation where accommodation for workers is concentrated in a single area of Bridgwater, increasing the potential for social tensions to arise and possibly creating uncertainty and risk concerning the permanent regeneration of sites, the Council recognises the role that existing brownfield opportunity sites could have and has identified a number of potential sites for permanent housing around North East Bridgwater, Eastover and the town centre. 6.43 The potential sites at Eastover and the town centre are considered to address the key principles for worker accommodation and would together provide capacity of around 645 bedspaces. Based on the HPC project promoter‟s ‟Update on and Proposed Changes to „Preferred Proposals‟‟ consultation (where 1,000 bedspaces were proposed for Bridgwater), this suggests that a 50/50 distribution of construction worker accommodation between Eastover/Town Centre sites and accommodation sites at North East Bridgwater is achievable. North East Bridgwater has the potential for permanent development on site frontages with elements of temporary accommodation to the rear to provide some flexibility.


34

6.44 It is acknowledged that the restriction of worker accommodation at Hinkley Point could result in an increase in bedspaces being proposed in Bridgwater. Further proposals for permanent housing in Bridgwater that would assist in dispersing accommodation within the town will be supported by the Council where they align with local planning policy and are integrated with the HPC project promoter‟s Worker Accommodation Strategy and Transport Strategy. Given the well developed local policy framework, applications for housing development, temporary or permanent should be considered by the local planning authority.

Box 12 Approach to Worker Accommodation in Bridgwater The majority of permanent and temporary accommodation should be directed to Bridgwater as the larger nearby settlement, where proposals should seek to prevent the concentration of accommodation in a single part of the town to attenuate impacts and effects, and to provide the best opportunity for community integration. The accommodation should facilitate the implementation of the transformational benefits outlined in the Bridgwater Vision and contribute to strong design-led and highly sustainable solutions that support the long term regeneration of the town. Temporary accommodation provision should be minimised and will only be supported as part of a design-led solution which includes both permanent and temporary units on the Innovia and Cattle Market sites in Bridgwater, where it is shown to provide a legacy benefit and address a short-term or contingency requirement during the peak construction phase. Sedgemoor District Council will expect the majority of accommodation to be provided on the Innovia and/or Cattle Market site to be adaptable for future use as permanent housing and to comply with the approved design guidance for the site. An appropriate proportion will be transferred to an Registered Social Landlord as Affordable Housing once the HPC project construction phase is complete (current policy suggests this proportion would be 40%). Worker Use of Tourism Accommodation 6.45 It is very likely that existing B&Bs, guesthouses and hotels will be a popular choice for construction phase workers, in particular for those engaged with short term contract activities. Use of tourism accommodation by construction workers could help supplement the income of providers outside the peak season and may stimulate creation of new accommodation. However, there is also potential that some existing tourism accommodation providers will seek to let rooms on a more permanent basis to construction workers, thus reducing the overall stock available to visitors, with potential knock-on effects for the wider tourism economy. 6.46 Furthermore it is likely that a proportion of the construction workforce will seek to use caravan park facilities in the Somerset area. There may be circumstances where it would be appropriate to allow the use of holiday parks for worker accommodation in off peak periods, for example between October and March. However it would not be appropriate for caravan parks, used by family orientated holiday makers, to be used on a year round basis unless there were exceptional circumstances, for example, the deterioration of holiday customers, due to the impacts of the project in the locality.

Box 13


35

Approach to Use of Tourism Accommodation The take up of visitor accommodation in the Councils' areas is supported, but should be closely monitored throughout the construction phase by the HPC project promoter with respect to a monitoring regime which should be agreed with the Councils. If it is clear from the monitoring that visitor accommodation taken up by construction workers is displacing tourist visits to the relevant area, then measures to be agreed between the HPC project promoter and the relevant Council will be implemented to address this impact. These measures could include the implementation of a cap on the number of workers that can be placed in tourism accommodation, coupled with the provision of contingency bedspaces in purpose-built temporary accommodation. Approach to Caravan and Camping Where any application comes forward for an extension to an existing or a new caravan or camping facility to service short-term construction phase worker demand for the HPC project, any scheme should fit with the policies and economic strategies of the Councils and the ongoing viability for tourism use beyond the HPC project construction phase should be demonstrated. Any proposal for year round use of existing seasonal caravan and camping facilities should confirm it will serve construction worker requirements on a temporary basis for a period of no longer than 3 years. The Councils will expect a Service Level Agreement or similar mechanism to be put in place as part of planning obligations so that they have the resources to ensure monitoring systems are established and any unauthorised activity can be adequately controlled. Latent Supply of Accommodation 6.47 Latent supply includes, for example, spare rooms and “granny flat” type accommodation, available for rent on an ad hoc basis within 60 minutes travel time of Hinkley Point. It is understood that the HPC project promoter has carried out a survey to identify the potential latent supply of accommodation in Somerset. The authorities support the use of this type of accommodation as it offers householders the ability to supplement incomes and support mortgage payments etc. In order to help prepare householders, in terms of understanding relevant regulations and contact points, the HPC project promoter would be expected to commit to the initiatives set out below.

Box 14 Approach to Use of Latent Supply In order to prevent adverse impacts associated with latent supply the HPC project promoter will be expected to commit to:

Provide support to households, via the Councils as local housing authorities, seeking to provide worker accommodation. Advice will relate to community safety, health and safety, fire regulations, setting up contracts, and complaints procedures should any problems arise.


36

The establishment of a management plan and service level agreement setting out roles and responsibilities, communication and liaison arrangements and resourcing as part of the project planning obligations.

Affordable Housing

Box 15 Affordable Housing Approach In parallel with the provision of accommodation for construction workers, the HPC project promoter will be expected to contribute to the delivery of affordable housing to meet local needs and to offset:

the potential impacts of the project on the private rented sector and the knock on implications for the demand and supply of affordable housing;

the adverse effects of providing any temporary accommodation campuses on the Council‟s objectives for regeneration, place making, local residential amenity and community well-being; and

any other impacts on the housing market and housing services arising from the HPC project.

The following measures should be put in place:

Where construction worker accommodation in permanent housing is provided, this will be made available for longer term housing once construction workers have vacated the properties. Once properties are vacated the Councils will require the transfer of a minimum of 35% (West Somerset) or 40% from 2016 (Sedgemoor) of dwelling units and bedspaces to a Registered Social Landlord (RSL), as set out in the respective extant development plan policies and associated documents.

Where construction worker accommodation in temporary housing is provided, which would not have the potential to be converted to permanent affordable housing, the Council will expect a financial contribution to a Housing Investment Fund. The amount will be agreed through negotiations of the section 106 agreement for the project to take account of the potential impacts of temporary campus accommodation as set out above.

Financial contributions to a Housing Investment Fund or the direct provision of affordable housing will be expected to mitigate for any predicted adverse effects on the private rented sector, planned affordable housing delivery, and any other impacts on the housing market and housing services arising from the HPC project.

The Councils will expect commitment to the payment of a bond, forming a contingency element of the Housing Investment Fund, that will be accessed should any adverse effects arise that were not predicted at the application stage. Release of revenue from the bond for affordable housing will be based on


37

findings of monitoring of impacts of the construction phase workforce on local housing supplies including market housing and the supply of private rented properties.

Compensation may be sought to address the less tangible and perceived impacts on the housing market and local inequalities.

A service level agreement or similar mechanism for monitoring and council housing services will be expected.

Amenity and Construction Working Hours 6.48 Consultation undertaken by the Councils reveals that local communities are very concerned about the overarching impact the construction phase of the HPC project could have on amenity and quality of life. National policy requires that disturbance impacts such as noise, vibration, air and light pollution are assessed and that mitigation measures are proposed. These could include physical design measures, such as the provision of screening and improved glazing for affected properties, and management measures including the restriction of construction working hours. 6.49 For each settlement within close proximity to associated development sites or principal transport corridors, the Councils will seek to ensure that the in-combination and cumulative effects of disturbance impacts are assessed and illustrated in a manner that can be easily understood by local communities. It is anticipated that physical design measures will not satisfactorily mitigate all disturbance impacts and the agreement of construction and operational working hours is expected to be an important means for protecting residential amenity. Construction working hours for the main site will have knock-on effects for the hours of operation of associated development transport sites and activity on the highways network, which will also need to be taken into account. 6.50 The Councils acknowledge that certain construction stages may demand continual working hours for a defined period of time and therefore a management system that enables flexibility will be necessary. Equally, an unrestrictive approach that allows 24 hour working, 7 days a week over a construction phase extending to more than 8 years is not viewed as acceptable to the Councils, due to the harmful effects this could have on quality of life, stress levels and health. An approach based on the following principles will therefore be promoted by the Councils: Agreement of standard construction and operational working hours for the main

site and each associated development site. The construction working hours agreed for the HPC Site Preparation Works application provides a benchmark: 07:00 to 18:00 on Mondays to Fridays and 07:00 to 13:00 on Saturdays, with no working outside of these hours on Saturday after 13:00, or at all on Sundays and public holidays.

A programme of monitoring disturbance impacts, including noise, air and light pollution, would be implemented for the main site and all associated development sites.

A procedure for the submission of notices, whereby working hours can be extended for a defined period of time to allow for particular construction processes or other atypical circumstances. Requirements may be used where


38

alterations to construction working are proposed for a greater period of time, such as 2 or more months.

A process or review, taking account of monitoring of disturbance impacts and feedback from complaints procedures, with mechanisms in place that enable the implementation and enforcement of restrictions where necessary.

Box 16 Approach to Construction Working Hours and Protecting Amenity Where disturbance impacts, such as noise, air and light pollution occur, the Councils will consider the need for management measures to supplement physical design mitigation measures. When preparing submissions to the MIU, the Councils will seek to ensure that:

The cumulative and in-combination effects of disturbance impacts on individual neighbourhoods are clearly presented by the HPC project promoter.

Hours of construction and operation for the main site and associated development sites are agreed, with scope for temporary extension of working hours to be enabled through requirements or a system of notices that enable review and the implementation of restrictions. Decisions would be informed by the operation requirements of the HPC project promoter, the monitoring of disturbance impacts, and feedback from complaints procedures.

Statutory Nuisance powers under the EPA 1990 are retained, providing the Councils with an important mechanism for investigating complaints and taking enforcement action.

Protection of the Natural Environment 6.51 Hinkley Point is situated within a highly valued natural environment and landscape that is protected by international and national legislation. The proposed site for the power station is located adjacent to and partly within the Severn Estuary Special Protection Area (SPA) and Ramsar site, designated due to the importance of the estuarine environment for the breeding, feeding and wintering migration of rare and vulnerable species of birds. The Estuary is also designated as a Special Area of Conservation (SAC), as the intertidal mudflats and sandflats, salt meadows and reefs support endangered or threatened species of plant or animal, and the channel is used by a number of species of migratory fish. Correspondingly, Bridgwater Bay is designated as Site of Special Scientific Interest (SSSI) and National Nature Reserve. 6.52 Moving inland, the power station site occupies a large proportion (approximately 60%) of the Hinkley County Wildlife site. Comprising a network of hedgerows, woodland, grassland, arable fields and scrub, the site supports locally important populations of breeding birds (including Nightingale), butterflies and other invertebrates, Badgers, and possibly reptiles. It also supports Bee Orchid and Carline Thistle plant species, both of which are listed as uncommon within the Somerset Notable Species Dictionary. The wider setting for the power station encompasses mixed farmland in the Vale of Quantock, rising to the Quantock Hills Area of Outstanding Natural Beauty (AONB). Further afield, Hinkley Point is visible in views to and from Exmoor National Park and the Mendip Hills AONB. The Exmoor


39

and Quantock Oakwoods Special Area of Conservation (SAC) is internationally protected as part of the European Natura 2000 network. 6.53 The Natural Environment White Paper states that: “Most people rightly believe in the innate value of nature and our strong moral responsibility to protect it. But the value of nature to our economy and society, and to our personal wellbeing, is also clearer than ever” (June 2011, paragraph 1.1). The benefits provided by nature are often described as “ecosystem services” which include clean water, food, timber and air, recreation opportunities and pleasure. Conservation and enhancement of the natural environment, landscape and biodiversity is an important objective of the planning system. Where the HPC project is found through assessment to result in adverse impacts on the natural environment, the Councils will seek to ensure that adequate mitigation and where appropriate compensation is secured and that, wherever possible, conservation measures integrate with relevant strategies including: the South West Delivery Plan for Biodiversity (Nov 2008), Somerset Biodiversity Strategy (2008-2018), West Somerset Biodiversity Action Plan (May 2008), Sedgemoor Biodiversity Action Plan, Sedgemoor Green Infrastructure Strategy Sep 2011), Bridgwater Vision (Jul 200) and Quantock Hills Management Plan (2009-2014). Box 17 Approach to Protecting and Enhancing the Natural Environment The Council‟s consider it essential that the highly valued natural environment and landscapes of West Somerset and Sedgemoor are conserved and enhanced. Protecting the integrity of the European Natura 2000 sites (SPAs and SACs) will be a priority. Where assessment demonstrates that adverse impacts would occur as a result of the HPC project, and cannot be avoided, the Councils will seek to work with Natural England, Somerset County Council, the promoter and stakeholders to identify appropriate mitigation and where appropriate compensation measures. Wherever possible and appropriate these should align with existing and emerging strategies, and could include:

Commitments to the design and restoration of sites so that habitats, biodiversity and landscapes are protected and, wherever possible, enhanced.

Measures to minimise disturbance during construction, operation and decommissioning that could result in displacement of species.

Contributions to off-site landscape enhancement and habitat creation schemes to compensate for temporary and residual effects.

Tourism, Leisure and Sports Protecting and Contributing to the Tourism Economy 6.54 Tourism plays a significant role in the local economies of West Somerset and Sedgemoor, with the industry being made up of a number of components. For West Somerset tourism is seen as a key “economic driver” for the district, contributing £60


40

million to the local economy. Minehead, the principal holiday resort within Somerset, provides the focus for this activity, benefitting from a location close to both Exmoor and the Somerset coast, as well as hosting Butlins, a family entertainment resort complex. Minehead is also the start of the South West Coast Path. 6.55 The protected landscapes of Exmoor National Park and the Quantock Hills AONB cover around three quarters of West Somerset District and attract many visitors who enjoy the visual impact of this unspoilt natural environment. The West Somerset Economic Strategy is predicated on making the best use of the natural resource. Access to the majority of West Somerset‟s main visitor centres is via the A39 from Junctions 23 and 24 of the M5, the A358 from Junction 25. The southern part of Exmoor National Park can be accessed via the A361/A396 from M5 Junction 27. The principal A39 route already sees considerable congestion in the summer months and the use of this road by construction related traffic has potential to further increase travel times for visitors. Measures to divert some tourism traffic to M5 Junctions 25 and 27 may be beneficial, but the capacity of and implications for these alternative routes would need to be assessed. 6.56 In Sedgemoor, the northern coastline extending from Brean to Burnham-on-Sea is the main driver of the tourism offer, attracting almost a quarter of the total number of visitors to Somerset9 (latest comparable data for all Somerset Districts). This coastal offer is complemented by a more niche short break offer to Cheddar, the Mendips Area of Outstanding Natural Beauty (AONB), the Quantocks AONB and the Somerset Levels and Moors. 6.57 Diversification within the rural economy in both districts has seen growth of farm accommodation and Bed and Breakfasts offering facilities for short breaks within the UK, allowing people to experience the local area. Further opportunities to develop high value tourism are being developed through the Steart Coastal Management Project, to complement the existing South West Coast Path, the Coleridge Way and the Parrett Trail. While tourism numbers visiting Sedgemoor are significant, one weakness of the current offer, particularly for the majority of visitors to the coastal strip, is the lack of an indoor offer, apart from Cheddar caves. 6.58 In addition to conserving the natural environment for its own sake, it is recognised that the protection and enhancement of rural landscapes and biodiversity will help to improve the overall well being of communities and maintain Somerset‟s tourism image and reputation. This is important for place marketing and efforts to attract appropriate inward investment and the evolution towards to a higher value, knowledge-based economy. 6.59 Sedgemoor Core Strategy states that the Council will promote the creation of multi-functional Green Infrastructure. The aim will be to create a network of connected spaces that enrich biodiversity, improve recreation and tourism opportunities, enhance local distinctiveness and landscape character, and help meet the challenges of climate change. 6.60 An integrated tourism and recreation proposal for the parishes around Hinkley Point, which could link attractions such as the proposed Hinkley Visitor Centre, Steart habitat creation scheme and Walled Garden in Cannington with multi-user trails,

9 South West Tourism Regional Research; The Value of Tourism to the South West Economy

in 2008: Somerset and Districts; South West Tourism; 2010 (Latest comparable data for all Somerset Districts).


41

would provide a means for mitigating and compensating for the HPC projects impacts on tourism and leisure sectors. Strengthening the footpath, bridleway and cycle path network in the rural area around Hinkley Point, Holford, Kilve, Stogursey, Combwich, Cannington and Bridgwater would have the additional benefits of providing safe and attractive recreation and commuting routes for the construction workforce and local residents. 6.61 The proposed Hinkley Point Visitor Centre, as originally conceived and proposed by EDF Energy, should provide an exemplar tourism attraction that not only informs visitors about the nuclear build, but could also provide information services about the wider Somerset tourism offer. There should be scope to educate and inform both visitors and the tourism industry about innovative sustainable tourism practices. The Visitor centre, due to its proximity to the site should also provide the opportunity for local social enterprise and skills in relation to the servicing of the centre (hospitality / retail) and provide inspirational training facilities for young people.

Box 18 Approach to Protecting and Contributing to the Tourism Economy The Councils consider it to be of fundamental importance that the tourism economy and highly valued tranquillity of the Councils‟ areas is protected. Further to guidance in NPS EN-1, it is the view of the Councils that a thorough assessment of individual and in-combination effects on the tourism economy should be submitted with a DCO application. This should cover the potential effects of the project that may include increased journey times, disturbance impacts such as noise, negative perceptions of nuclear and impacts upon landscape, Public Rights of Way and take-up of tourism accommodation. Where adverse impacts cannot be avoided they would need to be balanced through pro-active measures agreed between the HPC project promoter and the relevant Councils to protect and enhance the tourism and leisure offer. These measures could include:

Maximising the opportunities for the Hinkley Visitor Centre to benefit the wider tourism economy and provide a strategic enhancement to existing attractions, such as Butlins family resort in Minehead and Burnham-on-Sea, to maintain their reputation and „pull‟ for visitors.

Production of a visitor management plan for visitor facilities at Hinkley Point that takes account of proposals for complementary facilities at Steart.

Strategic improvements to and maintenance of the public rights of way network, which provide links between attractions and points of interest, to mitigate and compensate for cumulative obstruction, disturbance and highway safety impacts (including the planned temporary closure of the West Somerset Coast Path, which will form part of the proposed England Coast Path).

Landscape schemes to take account of the wider site context, the potential to screen development, reduce flood risk, protect the integrity of European Natura 2000 sites and opportunities to enhance biodiversity. This should, where appropriate, include contributions to the delivery of the Sedgemoor Green Infrastructure Strategy.


42

Destination marketing, promotional initiatives and tourism information, including increased marketing and signage to encourage leisure or community events in the local area and support additional interpretation facilities for the area around Hinkley Point, at AONB‟s and Exmoor National Park.

Supporting and enabling the West Somerset Railway and Severn Ferry Service in providing alternative means of access for tourists and others to West Somerset.

Education, training and employment support for the tourism sector.

A Service Level Agreement supporting tourism programme management capacity to develop, implement and monitor initiatives set out above.

Promoting a Partnership to Sports and Recreation Provision 6.62 The promoter of the HPC project has estimated that around 66% of the construction workforce will need to migrate to the area from elsewhere in the UK and overseas. Setting in place an attractive sports and leisure offer is seen to be an important element of the HPC project associated development proposals for the following reasons:

the provision of good facilities will assist in attracting skilled workers to the project;

providing adequate sports and leisure pastimes could help reduce the potential for antisocial behaviour and promote healthy lifestyles;

there is potential for community use of sports facilities, promoting improved community cohesion and compensating for cumulative impacts; and

provision of sports facilities for use by construction workers would reduce pressure on existing facilities where there is limited capacity.

6.63 The HPC project promoter has proposed that dedicated sports facilities would be provided for construction workers as part of the temporary accommodation campuses at the main site and in North East Bridgwater, which would be accessible to the local community. While the Councils support the principle of sports facilities being provided for the construction workforce, they will seek to ensure that these are located where they could be retained as a legacy use in the long term. In this way, the promoter could contribute to the well-being of the host community and deliver a beneficial legacy, providing financial viability and management arrangements can be assured for the long term. 6.64 There is considered to be good potential for the construction workforce to use existing facilities and those already programmed for delivery, with the HPC project promoter providing targeted capital investment and revenue support. Partner organisations such as Bridgwater College, Somerset Leisure Trust and the Town and Parish Councils should be involved in planning and managing facilities from the outset, with the aim of ensuring that the sports developments are of a scale and type that can be sustained as a legacy in the long term, beyond the HPC construction phase.


43

6.65 The approach to sport provision below is based on the delivery of a network of complementary facilities, accessible to construction workers and the local community, with timetabling and management overseen by a sports partnership.

Box 19 Promoting a Partnership Approach to Sports & Recreation Provision In accordance with NPS EN-1, the relevant Core Strategy and saved Local Plan policies, the loss of existing sports and recreation facilities or open space is not considered to be acceptable unless a replacement facility of equivalent benefit is made available. The HPC project promoter should provide sports facilities to cater for the construction workforce and should seek to align proposals with the plans and strategies of existing providers. Sports facilities are expected to be located and designed to provide convenient access for the HPC project workforce and the local community. The Councils will seek to ensure that community access to facilities is secured through requirements or obligations. Management arrangements should be agreed with partner organisations to ensure that facilities can be sustained beyond the construction phase as a long term legacy benefit for local communities. The Councils will expect the HPC project promoter to provide capital investment and revenue support for sports facilities to cater for the demand of construction workers. Locations which the relevant Council would consider suitable and encourage the HPC project promoter to facilitate, subject to an analysis of alternative sites, consideration of the policy framework and all material planning considerations, include:

Bridgwater – In line with the Spatial Strategy for Sedgemoor and Councils preferred approach to the provision of construction worker accommodation, Bridgwater should be the focus for investment in sports facilities in the district. Facilities in Bridgwater would be accessible to workers accommodated in the town by walking, cycling and bus services. Candidate schemes for investment include the new Building Schools for the Future East Bridgwater School (sports hall and playing pitches) and Chilton Trinity School (swimming pool and gym). Contributions towards these principal facilities could be supplemented with improvements to existing community sports clubs and playing fields in the town to provide a comprehensive offer.

Bridgwater Gateway (adjacent to the A38 / Junction 24). Extension of the South Bridgwater Country Park as part of the green infrastructure strategy for the town (in accordance with the emerging Bridgwater Gateway Design Principles document), with potential for sports and leisure provision to be incorporated that supports the offer in the area.

Cannington – Support for new sports and recreation provision of an appropriate scale for the Key Rural Settlement, which could include investment in indoor sports facilities and playing fields. Located close to the junction of the A39 and C182, these facilities could be accessed by construction workers based at the main site or in surrounding settlements. Proposals should be informed through the preparation of a village masterplan or Neighbourhood Plan.


44

Stogursey – Support for enhancement of existing facilities at the Victory Hall to provide for wet weather use of a sports pitch and a reconfigured hall that incorporates a health centre/doctors‟ surgery.

Williton – Support for new sports and recreation facilities of an appropriate scale for the village, recognising its role as a Local Service Centre, which could comprise the provision of a fitness/ leisure facility and sports pitch/s catering for construction workers located in West Somerset and those using the proposed Park & Ride. Proposals should be informed by the emerging Williton masterplan.

Investment in the coordination and management of a sports and recreation package for construction workers, through a Service Level Agreement, may be necessary.

Nuclear Waste 6.66 The approach underlying the Government‟s conclusions on nuclear waste disposal, as set out in the Draft Nuclear NPS (EN-6), is that “geological disposal will be preceded by safe and secure interim storage” (B.4.1 of Volume II, July 2011). The proposals for Hinkley Point C are likely to include interim storage facilities for the management and storage of high level radioactive waste, which could remain on site for up to 160 years from the commencement of a power station‟s operations. The Parliamentary Committee that reported in March 2010 stated that “from the perspective of the community affected, it is a misnomer to describe this as interim storage as it will be several lifetimes between the commencement of a power station‟s operation and the eventual removal of waste from that site.” 6.67 The Nuclear NPS (EN-6) states that having considered the issue of radioactive waste “the Government is satisfied that effective arrangements will exist to manage and dispose of the waste that will be produced from new nuclear power stations. As a result the [MIU] should not consider the question. However, there may be planning issues relating to the on-site management of radioactive waste, which it is appropriate for the [MIU] to consider as part of the development consent application” (Para B.5.1). The Parliamentary Committee on Energy and Climate Change, concluded that on-site storage cannot be ruled out from the [MIU‟s] deliberations and that the nuclear NPS should contain “significantly more detail on what interim storage will entail for local communities and for the integrity of any site chosen.” 6.68 Given important considerations identified by the Parliamentary Committee on Energy and Climate Change on “what interim storage will entail for local communities”, the Councils consider that it is appropriate to set out the Councils‟ approach for nuclear waste storage. A key issue for Somerset County Council, as Waste Planning Authority, and the District Councils is the consequences for local communities of hosting a high radioactive waste storage facility. The Councils believe that the presence of nuclear waste storage facilities will have adverse impacts on the area, mainly through perceptions of nuclear waste and the potential stigma caused by hosting this type of facility. The Councils also consider that uncertainties around the timescales for storage of high level radioactive waste provide further justification for sufficient compensation measures to be agreed for local communities that are affected by and are expected to live with the nuclear waste storage facilities for several generations.


45

6.69 It has not been proposed that the interim nuclear waste storage facility at Hinkley Point C would accommodate waste imported from other sites. It is the Councils initial view that any such proposal would be resisted.

Box 20 Approach to Nuclear Waste Storage The HPC project promoter should consider and evaluate all potential effects of the radioactive waste aspects of the HPC project and review the mitigation proposals and compensation that would be necessary to mitigate impacts on local communities. The HPC project promoter should seek to align strategies for the management of radioactive waste with any local guidance set out in the forthcoming Somerset Waste Core Strategy and ensure that:

All practical measures are taken to minimise any adverse effects of the interim nuclear waste proposals in line with and appropriate mitigation measures are identified.

That mitigation and compensation are agreed with the authorities that will address and mitigate against any perceived and actual detrimental effects of radioactive waste storage proposals.

Appropriate measures are set out for the long term decommissioning and site restoration proposals for any interim waste storage facility and these are set out clearly in a DCO application.

That all necessary steps are taken to ensure that absolutely no waste from other nuclear establishments is stored on site at Hinkley Point C.


46

7. Hinkley Point C Main Site 7.1 The proposed HPC main site and on-site construction worker campus is located 25km to the east of Minehead and 12km to the northwest of Bridgwater. Located on the coastline of Bridgwater Bay, the hamlets of Shurton and Burton lie to the south of the site and the existing Hinkley Point Power Station Complex (Hinkley Point A and B) lie to the east (see Figure 4.1). 7.2 The proposed HPC main site is located adjacent to and partly within internationally designated sites, the Severn Estuary Special Protection Area (SPA) and Severn Estuary Special Area of Conservation (SAC) and Ramsar Site. It is also located within the Bridgwater Bay Site of Special Scientific Interest and lies adjacent to a number of designated sites of ecological importance including the Bridgwater Bay National Nature Reserve (NNR). A large proportion of the Hinkley County Wildlife Site (approximately 60%) is within the area proposed for built development for the HPC project. 7.3 The topography of the area within which the site is located is characterised predominantly of flat landscape with some low-lying hills to the south. The main land use in the surrounding area is one of arable farmland divided by hedgerows with development contained principally within small villages and hamlets such as Shurton, Burton, Wick, Stolford, Stockland Bristol, Lilstock and the village of Storgursey. 7.4 Proposals for on-site development include: firstly, permanent energy generation infrastructure which comprises two main power station buildings, storage facilities for nuclear waste, supporting infrastructure such as cooling water tunnels, a permanent sea wall for flood defence purposes, security fencing, access and parking provision, transmission infrastructure and a public information centre; and secondly, the temporary elements including a construction worker campus and associated service and leisure facilities and a temporary aggregates jetty. 7.5 West Somerset Council accepts that the principle for the new nuclear power station is driven at the national level, as the Hinkley Point C site has been identified as a site potentially suitable for the deployment of a new nuclear facility in the National Policy Statement (NPS) for Nuclear Power (EN-6). 7.6 Due to the characteristics of the landscape and the nature and size of the villages the existing Nuclear Power Stations at Hinkley Point are significant departures from an otherwise flat and rural landscape and as a result dominate the area. The power stations proposed at Hinkley Point C would be larger than the existing nuclear plants and would be located closer to the existing settlements of Burton, Shurton and Stogursey. 7.7 Some of these rural settlements are of historic interest, for instance the village of Stogursey is designated as a conservation area. The villages of Stogursey, Nether Stowey and the town of Minehead are designated as Outstanding Heritage Settlements. The development is also likely to be a prominent feature within views from the Quantock Hills Area of Outstanding Natural Beauty (AONB), Mendip AONB, Glastonbury Tor and coastal views as the bay curves towards Burnham-on-Sea to the north and Exmoor to the west. 7.8 Furthermore, the impacts of Hinkley Point C within the main site must be considered in combination with off-site works that may be required (such as Park & Ride sites, freight management facilities and highways schemes) and the works


47

required to enhance the grid power line connections (the options for which potentially include overhead lines). The adverse impacts on the landscape character of the area are likely to be greater when all the elements of the project, including the disturbance during the construction stage of the project, are together taken into account. 7.9 It is the Council‟s view that the final design proposals and mitigation proposals of the HPC project promoter should be informed by an analysis of the following:

The wider landscape, biodiversity and movement (PRoW) setting that will inform how the permanent proposals (including restored sites used for construction) will facilitate the coherent joining-up of the Hinkley Point C proposals and proposed Steart Coastal Management Project, within the existing landscapes of Exmoor National Park, Somerset Levels, Quantock Vale and Quantock Hills foothills.

The relationship of the main site to existing nearby settlements including Knighton, Burton, Shurton, Stogursey, Stolford and Stockland Bristol, and the need for any proposals to seek to where possible avoid or minimize visual and landscape impacts, and disturbance impacts such as noise, dust and artificial light.

The Councils consider that the HPC project promoter should explore and consult on a range of landscape treatments, from naturalised to sculpted architectural forms, which could provide a transition between the Hinkley Point site and surrounding countryside and provide screening to help mitigate visual and noise impacts. There may be potential for the landscape architecture to serve as a form of public art and an attraction in its own right, alongside the proposed Public Information Centre.

7.10 The HPC project promoter should seek to demonstrate how the main site and landscape proposals for the construction and operational phases integrate with the wider green infrastructure of the area in terms of movement (rights of way), habitat, agricultural use, flood risk management and landscape character. Any proposals should look beyond the main site boundary to consider how linkages may be made with the proposals for managed realignment of flood defences and habitat creation at Steart, which could create a visitor attraction and destination for walkers and cyclists. Particular attention should be paid to maintaining and where possible enhancing the environment for local communities and visitors and the experience they will have in using the local rights of way and green spaces. 7.11 Furthermore a legacy plan including proposals for any land used temporarily during construction should be provided to demonstrate how proposed tree planting and habitat creation measures can be retained and maintained in the long term as an integral part of the wider green infrastructure strategy that seeks to protect and enhance biodiversity. 7.12 Any restoration of land used on a temporary basis during the construction phase should, where possible, be phased so that land closest to residential properties has the potential to be vacated and restored first.

Box 21 Approach to Masterplanning and Design of the Main Site


48

The HPC project promoter will be expected as part of the preparation of a development consent order application or applications to other bodies for preliminary works or associated development within the main site:

To undertake an assessment of the individual and cumulative impacts of the proposals taking into account the impacts of off-site associated development proposals and impacts during the construction stage of the project. Potential effects to be assessed will include landscape and visual impacts and disturbance impacts such as noise, dust and artificial light.

To minimise the individual and cumulative visual impacts on the landscape and setting of designated areas, buildings and monuments, including Exmoor National Park, AONBs, Conservation Areas, Outstanding Heritage Settlements, Listed Buildings and Scheduled Ancient Monuments and, where it has been demonstrated by the HPC project promoter that the impacts are unavoidable, provide appropriate levels of mitigation and compensation.

To ensure a partnership approach to the master-planning of the site involving local authorities and the local communities with the objective of seeking to agree a high quality design solution as well as management measures that could avoid or minimize adverse impacts and, wherever possible, enhance the environment and quality of life.

To identify landscape treatments, habitat creation, flood risk management and public rights of way connections and improvements that integrate appropriately with the surrounding area and sufficiently mitigate and compensate for the impacts on these features at the construction, operation and decommissioning stages. Landscape and green infrastructure works and enhancements that extend beyond the power station main site boundary could potentially mitigate and compensate the impacts of the project and provide enhancements where appropriate.

Protect valuable landscape assets through careful construction practices.

To prepare a landscape legacy and phasing plan (in consultation with Somerset County Council, the District Councils and local communities) to demonstrate how the landscape and rights of way proposals on and off site can integrate effectively with the area in the long term. It is strongly recommended that the phasing plan seeks to ensure that land used temporarily at the southern boundary of the construction site can be rolled-back on a gradual pre-planned basis, so that land closest to residential properties has the potential to be vacated and restored first.

Where development is temporary, to reinstate and/or create hedgerows, agricultural land, grassland, woodland, water features and scrubland to compensate for impacts on these natural features.

To identify appropriate mitigation measures for impacts on protected species or Biodiversity Action Plan Priority Species and nature conservation interests, including:

Protecting the integrity of the European Natura 2000 sites (SACs and SPAs);

Potential disturbance from the construction process leading to displacement of birds;


49

Impacts on the Hinkley County Wildlife Site;

The cumulative impacts with associated development, preliminary works, other applications for consent, and other projects. These are likely to include, for example, the Construction Centre, Bristol Container Port, Steart Coastal Management Project, and Oldbury power station; and

Effects on water quality and migratory fish populations.


50

8. Associated Development Accommodation Sites

8.1 Potential locations for associated development accommodation sites which the relevant Council consider suitable and encourage the HPC project promoter to bring forward, subject to consideration of the policy framework, an analysis of alternative sites, and all material planning considerations, are set out below.

Hinkley Point Main Site Campus 8.2 The Councils consider that the HPC project promoter should respond to the approach set out below for the main site campus accommodation as well as for the design and masterplanning of the main site. 8.3 The HPC project promoter‟s current proposals for on-site accommodation comprise a temporary campus for 510 workers located in the southern portion of the red line site, close to Burton and Shurton. The campus scheme proposed represents a significant development in its own right providing accommodation as well as a range of supporting leisure and amenity facilities. It is proposed by the HPC promoter that the campus accommodation and any supporting facilities would be temporary, with the site re-instated to greenfield use after the construction phase of the project. 8.4 West Somerset Council is concerned to ensure that the proposed accommodation campus on site does not exacerbate the significant harm to the character and environmental quality of the area, and the Council also seeks to limit any adverse impacts on the residential amenity of the surrounding properties. West Somerset Council considers that a comprehensive approach to the design of an on-site worker accommodation site for essential workers only (e.g. security) should be followed, that respects the character of the surrounding rural area. 8.5 An inward looking design rationale, focused on the needs of the campus only is not acceptable. The table below sets out the Council‟s approach to the potential accommodation campus at the HPC main site.

Box 22 Approach to Hinkley Point C Main Site Accommodation Campus

Single-bed accommodation

The need for a Campus will need to be demonstrated as part of a robust transport and accommodation strategy, supported by a comprehensive framework of measures for ensuring community well-being through mitigation, and also compensation for any impacts or harm. Agreement as to the proposed mitigation measures should be sought with West Somerset Council, with input from the local communities. As a greenfield site, this area would not under normal circumstances be considered appropriate for the development of accommodation. However in recognition of the potential need to have some on site accommodation, the principle of a temporary facility of limited size (up to 100 bedspaces) is likely to be acceptable to the Council subject to the following factors:


51

• The scale of the temporary campus should reflect the minimum requirement for essential on-site worker accommodation, for example to meet the needs of security staff; • A detailed and robust justification is provided on the need for the different types of essential workers to be accommodated on the site; • The affected part of the overall site to is returned to greenfield status following completion of the HPC project construction phase; • Impacts on neighbouring residents of Shurton and Burton including noise, overlooking, light-spill or anti-social behavior should where possible be avoided and/or minimised; and • The campus should be designed to seek to minimise the visual and landscape character impact of the development on the surrounding area and in views from nearby settlements.

Medical facility/clinic (with dedicated parking and ambulance pick-up)

The Council accepts that there will be a requirement for an on-site medical facility/clinic to serve the HPC project.

Administration and security office

The Council accepts that there is a requirement for administration office functions of an appropriate scale as part of the campus. However, any major office or administration functions will need to be considered in the context of the spatial strategy for the wider area and employment policies of the Councils.

Shops, common room; café; lounge bars; and games room

The need for one or more shops, lounge bars/café(s) appropriate to the scale of the campus should be demonstrated, showing that these will not harm the viability of existing retail and food and drink businesses in the surrounding settlements.

Education buildings

The need for the provision of flexible-use/education buildings to serve the HPC main site and temporary campus is accepted. The potential to provide this type of facility within a new or enhanced community hall or facility within the nearby local communities should be explored, to be used during the construction of the HPC project by the local community and to provide a legacy facility for the nearby local communities after construction.

Sports facilities

The Councils expect to see an approach where investment in sports facilities is channelled to those locations within the local


52

communities where they are accessible to construction workers, but would also serve the communities during the construction of the HPC project and could be retained as a permanent legacy use after construction. Provision of informal open space for recreation, of an appropriate scale to serve the HPC site and temporary campus is supported.

Where temporary buildings are necessary, consideration should be given to whether some of these should be relocated following the construction phase, to provide affordable housing or community facilities in suitable nearby villages. Modular and sprung construction technologies may provide the means for a proportion of buildings to be relocated post-construction to a settlement where they could provide a valuable and sustainable legacy use.

8.6 The HPC project promoter will be expected to prepare a master-plan for the on-site worker accommodation campus and the surrounding area that addresses the following criteria:

Creates new landscape features that are demonstrated to mitigate the impact of the campus accommodation on existing settlements.

Clearly identifies the location of supporting facilities that are accessible to local residents and shows safe pedestrian and cycle routes that can be used to access these facilities.

Sets out the reinstatement proposals for the campus site that should seek to address the Councils' green infrastructure objectives within their respective emerging LDFs.

Williton 8.7 Located in the northeast of West Somerset, Williton (population c.3,500) is the third largest settlement in the district, after Minehead (12,500) and Watchet (4,400). Williton is home to the offices of the Council and is located at the junction of two of the principal highway routes in the district, in the form of the A39 to Bridgwater and Minehead, and A358 to Taunton. 8.8 The emerging Core Strategy „Preferred Strategy‟ for West Somerset classifies Williton as a Local Service Centre and policy is in place to secure and maintain as wide a distribution of community services and employment opportunities as is reasonably practical within the plan area. The village has a range of retail, food and drink and community facilities that include stores, banks, pubs/restaurants, a library, doctors‟ surgery, police station and fire station. 8.9 As one of the three largest settlements in West Somerset, some future development is expected to be focused in Williton over the Core Strategy period up to 2033 and beyond. The emerging „Preferred Options Core Strategy‟ consultation proposes that, together, Watchet and Williton could be expected to accommodate 600 dwellings over a 20 year period. The growth of the settlement to meet the demand for new homes has prompted a review of the adequacy of the existing transport, utilities, green and social infrastructure in the village and the development


53

of a masterplan to inform the Council‟s emerging Core Strategy. The Preferred Strategy is expected to allocate around 2ha of land for employment generating uses in Williton, in order to promote the self-containment of the village and take advantage of the relatively high accessibility to the transport network. Plans for future growth at Williton will be subject to further consultation during the preparation of the Core Strategy. 8.10 Congestion at pinch points on the A39, including that part of the route within Williton, is considered a priority issue and is an operational concern for the development of Hinkley Point C. Proposed solutions that the Council have previously evaluated include a bypass to the north of the town and a link road connecting the A39/B3191 in the village centre with the A39 at Mamsey Bridge. A link road is considered to be the most feasible option, easing congestion at A39/A358 roundabout, whilst ensuring that the centre of the village is not bypassed entirely. 8.11 There is a history of flooding at Williton that includes significant floods in 1960 and more recently in 2000. The flood problem relates to the highly altered nature of the Monksilver Stream channel through Williton, which can overtop into Long Street, and where it meets the Doniford Stream to the east of the village around the area of the A39 bridge over the West Somerset Railway and Williton Station. Studies were undertaken in 2002 and 2003 to identify flood risk management options for the village, which included improvements to the stream channel, the creation of diversion channels and the provision of storage areas. The studies concluded that a solution would be the diversion channel to the west and North of Williton. 8.12 Two search areas (WIL-A and WIL-B) for worker accommodation campuses in Willion have been considered by the HPC project promoter. The search area WIL-A, located to the west of Williton at Mamsey Lane, benefits from closer proximity and accessibility to the village centre than WIL-B which is located to the east. This potentially makes it a more appropriate location for permanent development with ongoing legacy benefits for the village, However, the broad long-term direction of growth for Williton remains the subject of consultation through the publication of the West Somerset Core Strategy emerging „Preferred Strategy‟.

Box 23 Approach to Construction Worker Accommodation at Williton In accordance with the provisions set out below the Council will support a limited number of houses (up to 300 bedspaces) and supporting facilities being developed in Williton for use initially by the HPC project construction workers, providing they are retained as permanent housing for Williton thereafter.

Permanent housing for use by construction workers

The development of permanent housing for use by HPC project construction workers would be encouraged. It is anticipated that accommodation could be provided in refurbished un-used dwellings, at consented housing sites, and/or in new permanent 2 and 3 bed dwellings. Such accommodation should be made available as permanent legacy housing following the HPC construction phase. A management plan for any Houses in Multiple Occupation (HMOs) associated with these dwellings/buildings initial use


54

would need to be agreed with the Local Housing Authority prior to occupation.

Shops

Shops will only be considered as part of a mixed-use housing proposal where it can be demonstrated that they will not impact on the viability and vitality of the existing retail centre. They should be well related to existing provision and enhance the range of retail services the village has to offer.

Williton Masterplan

The HPC project promoter would be expected to prepare an accommodation proposal for Williton that integrates with the existing settlement and aligns with the emerging Core Strategy and Williton Masterplan.

Flood risk infrastructue

Should proposals be brought forward on land subject to flood risk, a comprehensive approach to flood risk management for the site that also contributes to flood risk alleviation for the village should be integral to any development proposal. This would be expected to address those flood risk issues that have been identified in the Level 2 Strategic Flood Risk Assessment relating to Williton and meet the requirements of PPS 25. A strategy is expected to comprise sustainable urban drainage techniques and the improvement of flood channels.

Sports and community facilities

The Council supports the provision of sport facilities and community facilities that can be used by the local community during the construction of the HPC project at an appropriate scale to serve the construction workforce and local residents, as well as facilities for the wider West Somerset area given the strategically important location. Facilities should be located where they are easily accessible by foot and cycle from the centre of Williton and where they could be retained as a permanent legacy benefit for the local communities.

Accessibility to the village centre

Proposals should facilitate convenient and safe pedestrian and cycle access to facilities and services in the village centre. Reliance should not be placed on the existing pedestrian/cycle access alongside the A39 as the footpath is narrow and non-existent in places and is likely to be an unsafe (in its current condition).

Design Quality

A high quality design solution should be provided that responds to the rural setting of Williton and the surrounding locally and nationally important landscapes.


55

8.13 Important opportunities and constraints that should inform proposals for permanent development in Williton are illustrated in Figure 8.1. Figure 8.1 Williton Constraints & Opportunities

Watchet 8.14 The harbour town of Watchet is located on the coast of the Bristol Channel and lies some 9 miles to the east of Minehead. Access to Watchet is from the B3191 Brendon Road, which is directly accessed from the A39 at Williton. Watchet is the second largest settlement within West Somerset with an approximate population of


56

4,400, and like Williton, is considered an important local service centre. The Watchet Conservation Area is primarily focussed around the historic harbor area.

Box 24 Approach to Construction Worker Accommodation at Watchet The development of a proportion of the Urban Splash scheme (25-35 dwellings; 40 bedspaces), which benefits from an extant planning permission, to provide accommodation for construction workers would be encouraged. Following the construction phase of HPC the accommodation should be made available as permanent housing. A management plan for any Houses in Multiple Occupation (HMOs) associated with these dwellings/buildings initial use by construction workers would need to be agreed with the Local Housing Authority prior to occupation.

Stogursey 8.15 The village of Stogursey, the main village within the Parish, lies at the eastern end of the West Somerset district. Hinkley Point itself lies approximately 2 miles to the north of the centre of Stogursey and the previous power station developments during the 1960-70‟s have been a primary driving factor behind recent growth within the village. Despite this growth, the village has maintained many of its essential medieval features and much of the settlement falls within a conservation area. Community facilities in Stogursey comprise of a primary school, a post office, a village hall, parish church and Public House. 8.16 A recent housing development at Paddon‟s Field is partially complete and was included as an allocated site within the West Somerset District Local Plan after the Inspector recognised the strategic importance of the site and village in the context of Hinkley Point.

Box 25 Approach to Construction Worker Accommodation at Stogursey The development of part of the Paddons Farm scheme (15-25 dwellings; 63 bedspaces), which benefits from planning permission for a total of 59 dwellings and is only partially built-out, to provide accommodation for construction workers would be encouraged. Stogursey is considered a more appropriate location for the provision of family accommodation, taking account of the limited range of facilities. Following the construction phase of HPC, the accommodation should be made available as permanent housing. A management plan for any Houses in Multiple Occupation (HMOs) associated with these dwellings/buildings initial use would need to be agreed with the Local Housing Authority prior to occupation.

North East Bridgwater Accommodation Cluster


57

8.17 Three potential accommodation sites, located to the north east of Bridgwater town centre, are in very close proximity to each other. These were identified by the HPC project promoter as search areas for construction worker accommodation in their Stage 1 documentation:

North East Bridgwater – Innovia

The Cattle Market

Rugby Club Training Pitch 8.18 The clustering of these sites around the A38 Bristol Road railway bridge makes it sensible to consider the relationships between these sites and the potential for wider regeneration objectives to be fulfilled through their development (as illustrated in Figure 8.2). Depending on whether one or more of these sites is taken forward, the potential for shared facilities and linking of sites should be considered.

Box 26 Approach to Construction Worker Accommodation at North East Bridgwater Development proposals for permanent housing and temporary campus facilities for worker accommodation on the Innovia, Cattle Market and Rugby Club Training Pitch site would be encouraged, subject to the consideration of detailed proposals. Any proposals will be expected to support the creation of an exemplar sustainable community as a natural extension to Bridgwater and contribute to the delivery of the Bridgwater Vision. Development should seek to properly integrate with existing and new neighbouring communities and project a strong positive image for Bridgwater.

Issue Expectation

Site preparation A comprehensive scheme(s) to remediate any contaminated land consistent with PPS 23: Planning and Pollution Control.

Principles Any development proposal should not prejudice the delivery of a currently consented scheme in terms of design, layout or phasing.

Infrastructure Infrastructure, including roads, information and information communication technology (ICT), flood defences, services, open space and landscaping should be provided on the basis of having a permanent role on the site.

Bridgwater Gateway Proposals should create strong frontages to the Bath and Bristol roads and introduce landmark buildings and/or features where appropriate (refer to development briefs below). The design and image of the site from the rail corridor should also be considered.

Neighbouring communities and accessibility

Design solutions should enable integration with existing and new


58

communities, providing public accessibility and a safe environment through and between sites. Opportunities for improved connectivity through provision of cycle paths, pedestrian routes and public realm enhancements should be incorporated into development proposals, including a pedestrian link across the railway.

Accommodation and ancillary uses Worker accommodation and ancillary facilities should be provided in a combination of permanent and temporary form (see approach set out in section 6.4).

Permanent structures and legacy uses Permanent structures should be provided on primary routes to create a high quality boundary treatment that contributes to this important Bridgwater gateway. On the Innovia site, any development should accord with the North East Bridgwater Design Principles. Permanent buildings should be designed to provide for the following legacy uses:

Innovia – housing and community buildings

Cattle Market – housing and employment floorspace

Rugby Club Training Pitch – teaching space and student accommodation, to be agreed with Bridgwater College.

Temporary structures Temporary structures should be located in less visible positions and be integrated as well as possible with the permanent built form, not least to ensure that investment elsewhere on the site is not discouraged. The temporary accommodation should be set in the context of a permanent block structure.

Phasing Careful consideration of the phasing of construction and removal/conversion of properties will be necessary, to ensure that impacts of each phase on each development type are considered. For example, the decommissioning of the temporary structures should be linked to the period when permanent dwellings are being refurbished.

Sports and leisure facilities Proposals should seek to retain existing sports and recreation facilities or open space, or set out proposals for the provision of replacement Sports and leisure facilities of equivalent benefit. It will be necessary to deliver the


59

replacement facilities prior to the removal of existing. Any proposals for on-site sports and leisure facilities, including open space and green infrastructure, should be positioned so that they could be retained as an element of permanent development. Sports and recreation facilities and open space should be located and operated where they can be accessed by members of the local community as well as the construction workforce.

Other ancillary uses Any other proposals for facilities on these sites, including for example security/ administration offices and catering services should be designed with a permanent legacy use in mind, including community and college uses. For example, a canteen for construction workers could potentially be converted to provide a community hall as a permanent legacy use.

Houses in Multiple Occupation A management plan for any Houses in Multiple Occupation (HMOs) associated with the initial use of permanent dwellings/buildings by construction workers would need to be agreed with the Local Authority prior to occupation.

8.19 Further background information and guidance on the three North East Bridgwater sites is provided in the sections below. Figure 8.2 Locations of North East Bridgwater Sites


60

North East Bridgwater – Innovia


61

8.20 Bridgwater A is a level site bounded to the West by the mainline railway and to the East by the Bath road corridor. Large footprint buildings have predominated during the sites former use as a cellophane factory. The site layout and single use has caused severances to access to and movement through the site. Boundaries are heavily landscaped with hedgerows or tree belts. The site fronts the Bath road and access to the factory was through a number of gateways along this frontage. The site requires significant remediation to make it fit for purpose for future development. Demolition of former factory units is underway. 8.21 The Sedgemoor Core Strategy identifies NE Bridgwater as the single largest housing development site in Sedgemoor, providing 2,000 dwellings as well as approximately 30ha of employment land. The Bridgwater Vision goes on to set out the Council‟s wider aspirations for the urban extension in terms of the quality of development, stating: “Development at North East Bridgwater will be an exemplar in sustainable development providing opportunities for people to live, work, learn and enjoy their leisure time. It will be a new sustainable neighbourhood for Bridgwater forming a natural extension to the town, and integrating positively with the surrounding communities through a strong network of pedestrian and cycle connections. It will have a distinctive sense of place integrating the sites strong natural features and industrial heritage. It will project a strong positive image for Bridgwater showcasing contemporary and sustainable development at an important strategic gateway into the town and through its prominent position along the M5 corridor.” 8.22 The North East Bridgwater Design Principles document provides high level design principles for the development of the North East Bridgwater strategic area. 8.23 Outline planning permission was granted for provision of 2,000 new homes plus 110,000m2

employment space in 2010. Work to deliver a large retail distribution centre and 400 new homes under the Homes and Communities Agency Kick Start programme is well progressed.

8.24 The design of the Innovia site should seek to respond positively to the objectives, priorities and guidance contained in the Bridgwater Vision and the design guidance contained with the North East Bridgwater Design Principles. Figure 8.3 sets out constraints and opportunities that should be taken account in preparing a proposal for the site.


62


63

Figure 8.3 Innovia site Constraints & Opportunities


64

Figure 8.3 Innovia site Constraints & Opportunities - Key


65

The Former Cattle Market Site 8.25 The former Cattle Market site is located to the north east of the town, bounded by Bristol Road to the west and Bath Road to the east. The site has a difficult access arrangement from Bath Road including a level change of approximately 2 metres. The surrounding area incorporates a mix of residential and employment uses densely developed around a clear hierarchy of streets. Bristol and Bath Roads form the major corridors into the Town Centre but access from these corridors into the site is poor. The site is mainly vacant with former building footprints remaining. There are some remaining businesses operating from buildings and units around the eastern and southern peripheries of the site. To the north of the site is a large recreation ground which is bounded by the rear of properties on Bristol Road to the east and the mainline railway to the west. Opportunities exist to secure improved access onto the A38 and onto the strategic road network to the main site. 8.26 The site is located within the Bridgwater urban boundary but outside of the town centre boundary. The site is currently identified by the Council as being suitable for housing development post 2013 in the latest Strategic Housing Land Availability Study, subject to resolution of access and contamination issues. 8.27 The Cattle Market and neighbouring sites fall within the Wylds Road area in the Bridgwater Vision, which sets out aspirations for an „Enhanced Mixed Use Area‟: “The profile of the area would be improved through the rationalization, relocation and upgrade of selective parts of the estate for a greater mix of uses including more modern employment accommodation such as B1 office uses and high quality residential landfill development along key frontages such as the river and main routes through the area. A mix of quality employment and residential uses is a key part of this option in order to enhance the visual impact of this important gateway site.” 8.28 For the Cattle Market site, the Vision refers to an opportunity for residential development, going on to advise that: “…new development will help to create a greener and more pedestrian friendly environment incorporating improved pedestrian routes to public transport networks and completing the link from the North East Bridgwater site [accessed to the east across the railway line] to the town centre.” 8.29 The scheme will also be expected to improve links between the Knowledge Quarter to the East and Wylds Road character area and the Bristol Road corridor to the west, by raising the quality of the built environment around the Cross Rifles Gateway. Development of the site should therefore make connections between the Bristol and Bath Roads corridors and create a block layout which respects the surrounding scale and form. To bring the site back into use, consideration should be given to allowing for non-residential uses, the use of permanent development to enforce a street hierarchy and the planned transfer of building plots from temporary to permanent use. Figures 8.4 and 8.5 set out constraints and opportunities that should inform the masterplanning of the site. 8.30 The design should respond to the objectives, priorities and guidance contained in the Bridgwater Vision and should align with the masterplan proposals for North East Bridgwater. The layout of proposals should take account of the possibility that development on land to the north (currently playing fields) could come forward. A masterplanning approach is therefore expected that seeks to prevent the possibility


66

of ad hoc, poorly integrated development occurring in this location. Design constraints and opportunities for the site are illustrated in Figures 8.4 and 8.5. Any development at this site should seek to create strong arrival points on the Bath Road between the railway bridge and Cross Rifles roundabout and ensure creation of a strong and coherent frontage along Bristol road. Any proposal should contribute to improving the overall visual appearance of the Bristol Road and Bath Road areas, introducing a greener and more pedestrian friendly environment. Figure 8.4 Cattle Market Constraints

Figure 8.5 Cattle Market Opportunities


67


68

Rugby Club Training Pitch 8.31 This site is currently used as a training pitch by Bridgwater Albion Rugby Club, which is protected by saved Local Plan policy meaning that a replacement facility should be provided if development of the site were to proceed. The existing training pitch is open, without any formal facilities. It is surrounded by a tree belt which screens the College to the south and the college access road to the east. The pitch is bounded to the west by the seating terraces of the Rugby club first pitch and to the north by the Rugby Club car park. 8.32 This site is within the Bridgwater urban area, though outside of the town centre boundary. Bridgwater Rugby Club is located adjacent to the main Bridgwater College campus and at the north western corner of the Sydenham and Bower area, as set out in the Bridgwater Vision. Aspirations are to enhance the role of this area as „The Knowledge Quarter‟ of Bridgwater: “Sydenham and Bower would become a mixed residential, employment and educational area with a focus on the East Bridgwater Community School and Bridgwater College and their role in the area, linked to new employment and knowledge based industries.” 8.33 Bridgwater College has a clear role to play and the Vision refers to a number of the organisation‟s current and future projects, which include the Energy Skills Centre (now completed), Performing Arts Centre, the Somerset University Partnership Project and a Logistics Centre.

Box 27 Approach to Rugby Club Training Pitch – Bridgwater C Development on the Rugby Club Training Pitch should seek to contribute to the profile of the College along the Bath road, address long term issues of access and provide a gateway to the College. Development should front the College access road and create a high quality built form which is fit for purpose for College use. Design constraints and opportunities that should inform the master-planning of the site are illustrated in Figure 8.6. Any development at this site should seek to anchor Bridgwater College and the Community School as the focus of activity and create landmark structures that provide a gateway to these establishments. The design should address access and street safety. Figure 8.6 Rugby Training Pitch Constraints and Opportunities


69

Eastover 8.34 Four potential sites for permanent accommodation are located in the Eastover neighbourhood, which forms the eastern part of Bridgwater town centre. Two of the sites, Bigwood & Staples and Monmouth Street, already benefit from planning permission. The development of these two sites, together with the Former Medical Centre and Former Sainsburys sites would together assist in regenerating Eastover and contribute towards the realisation of the Vision for Eastover. As shown in Figure 8.7 below, the four sites are clustered around the existing Bridgwater bus station enabling the convenient pick up and drop down of construction workers. Figure 8.7 Constraints, Opportunities & Vision Principles for Eastover


70

Former Medical Centre 8.35 The site is located on East Quay, Bridgwater, overlooking the River Parrett. It backs onto the Asda car park and is adjacent to a listed building. The site currently comprises varied building forms. The former medical centre is low rise red brick and is set back from the street. Other buildings along the East Quay elevation range from Victorian 3 & 4 Storey buildings to modern warehouses to the north of the street. East Quay has seen some improvements to the public realm along the riverside over the last decade but the street remains a two way vehicular connection between The Clink to the north and Eastover to the south. Currently the riverside walk is separated from the street pavement with a wall. There are various tree species planted along the riverside.


71

8.36 The former medical centre site has been vacated and the site is currently used for temporary car parking by staff working at the adjacent Asda store. The site is well suited for housing given its proximity to local services and the train and bus stations.

Box 28 Approach to Construction Worker Accommodation at the Former Medical Centre Development proposals for permanent housing that will have an interim temporary use for worker accommodation will be encouraged, subject to the submission of an acceptable scheme design that meets the objectives of Bridgwater Vision and will contribute positively to the significant enhancement and regeneration of East Quay and the role of the River Parrett in Bridgwater Town Centre. A management plan for any Houses in Multiple Occupation (HMOs) associated with the initial use of permanent dwellings/buildings by construction workers would need to be agreed with the Local Authority prior to occupation. 8.37 The site has the opportunity to provide a range of housing types and the block form used should seek to enhance East Quay as a priority and allow flexibility in the specific type of units (houses, maisonettes and/or flats) used to deliver both temporary worker accommodation and permanent housing. Parking should be incorporated into the block layout within a secure courtyard or below ground. On street parking should be considered as part of the overall public realm proposals for East Quay and should be reserved for short term parking and town centre parking. 8.38 The design should respond to the objectives, priorities and guidance contained in the Bridgwater Vision. The development of the former Medical Centre site offers the potential to transform the Bridgwater Riverside, a Town Centre Catalyst project within the Vision. Proposals should seek to contribute positively to an improved public realm along East Quay, which could become a more pedestrian friendly environment enhancing and opening up the Riverside to the east. With this aim in mind, any development at this site should seek to create permeable blocks and integrate the River front with the surrounding town. Development at this site should seek to echo the interest and scale of buildings in the conservation area opposite and complement listed buildings along the river front. 8.39 Figure 8.8 sets out design principles that should inform design proposals for the site. 8.40 The site is located within Flood Zone 3a. In addition to producing a Flood Risk Assessment, a developer would need to refer to Sedgemoor District Council‟s SPD on flood management and make allowances for a contribution to flood protection infrastructure. 8.41 The site lies within an Area of High Archaeological Potential and there are nearby County archaeological sites. Therefore any development proposal will need to be accompanied by a detailed archaeological assessment and pre-application consultation with the County Archaeologist is recommended.


72

Figure 8.8 Former Medical Centre site Design Principles


73

Former Sainsbury's 8.42 The site is located on Eastover on the corner with Church Street. The site backs onto the bus station which is accessed via East Quay. Eastover is a retail street with 2-3 storey buildings that accommodate a number of independent retailers. A number of units are vacant, however, which exacerbates the poor quality of the public realm. Church Street is primarily a residential street that connects Eastover with The Clink at the northern end. 8.43 The Former Sainsbury's site is located along the „Celebration Mile‟, identified in the Bridgwater Vision as a strategic route for public realm improvement which connects the Train station with the Town Centre.

Box 29 Construction Worker Accommodation at the Former Sainsbury's Site Approach Development proposals for permanent housing that will have an interim temporary use for worker accommodation will be encouraged, subject to the submission of an acceptable scheme design that meets the objectives of the Bridgwater Vision and will contribute positively to the significant enhancement and regeneration of Eastover and the delivery of the Celebration Mile. A management plan for any Houses in Multiple Occupation (HMOs) associated with the initial use of permanent dwellings/buildings by construction workers would need to be agreed with the Local Authority prior to occupation. 8.44 The site marks the corner to Church Street, providing pedestrian access to the bus station. Building design & layout can contribute positively to a new public realm along Eastover and create a landmark corner to Church Street. Consideration should be given to the appropriateness of a frontage to the bus station. Development could include flats over shops onto Eastover and 3 storey houses onto Church Street. 8.45 The design of the site should respond to the polices and guidance of the Bridgwater Vision and contribute positively to the Celebration Mile. Building on the site should help inform the continuity of this strategic route which connects the train station to the Town Centre. Buildings should be at least 3 storeys with ground floor active uses onto Eastover. The ground floor of unit/s of a development proposal could potentially provide communal facilities for construction workers with potential for conversion to retail/office/leisure as a legacy at a later date. 8.46 Parking should be incorporated within the block or on-street along Church Street. Parking along Eastover should be reserved for shoppers parking and designed as an integral part of the public realm improvements along the whole of the Celebration Mile. 8.47 Figure 8.9 sets out design principles that should inform proposals for the site. 8.48 The site is located within Flood Zone 3a. In addition to producing a Flood Risk Assessment, a developer would need to refer to Sedgemoor District Council‟s SPD on flood management and make allowances for a contribution to flood protection infrastructure.


74

8.49 The site lies within an Area of High Archaeological Potential and there are nearby County archaeological sites. Therefore any development proposal will need to be accompanied by a detailed archaeological assessment and pre-application consultation with the County Archaeologist is recommended. Figure 8.9 Former Sainsbury’s site Design Principles

Other Central Bridgwater Candidate Sites Penel Orlieu 8.50 In addition to those sites within the North East Bridgwater and Eastover clusters the Penel Orlieu site has also been identified as having the potential to fulfil the housing site criteria set out in section 6.4. 8.51 The Penel Orlieu cinema site is located in Westgate in Bridgwater town centre. This area has been identified as an area of opportunity for creating an enhanced evening economy focused around the town hall, cafes, bars, restaurants and clubs. Bridgwater Vision also encourages the delivery of office and residential development for this western gateway. The Penel Orlieu cinema building in part in use as a cinema and bingo hall, however much of the building is disused and creates a poor gateway into the town centre.


75

Box 30 Approach to Construction Worker Accommodation at the Penel Orlieu Site The Council encourages the development of the site in the following way: 1. Demolition and replacement of the Penel Orlieu Cinema building is encouraged for the provision of mixed use development, including worker accommodation that can be converted to permanent housing or visitor accommodation following completion of the HPC construction phase and a leisure use which will also provide a permanent leisure legacy use after construction. 2. A leisure only scheme to meet the needs of the project and the wider town, would be encouraged as long as the leisure use meets the needs of both construction workers and Bridgwater during the construction phase and will provide a permanent leisure legacy use after construction 3. If a housing only scheme were progressed it should include worker accommodation that can be converted to permanent housing or visitor accommodation following completion of the HPC construction phase. , Alternative provision for the cinema and other leisure uses would need to be provided for on another site to be agreed with the Council within Bridgwater. A management plan for any Houses in Multiple Occupation (HMOs) associated with the initial use of permanent dwellings/buildings by construction workers would need to be agreed with the Local Authority prior to occupation. 8.49 The Penel Orlieu site occupies a prominent location marking the south western boundary of the town centre and on the route of the A39. Building on this site can be developed to create a tall and strong gateway focal point with commercial and leisure uses at ground floor level. Redevelopment of the site would be expected to contribute to the delivery of Bridgwater Vision public realm proposals, such as Westgate Square. Figure 8.10 below sets out opportunities and design principles that inform proposals for the site.


76

Figure 8.10 Penel Orlieu Opportunities & Design Principles


77

9. Associated Development Park and Ride and Freight Logistics/Storage Sites

Williton Park and Ride 9.1 Background information about Williton and a development brief is provided in Section 8.2, which relates to proposals for the accommodation of construction workers. 9.2 The Councils recognise that Park & Ride sites have the potential to assist in promoting more sustainable travel patterns to Hinkley Point, where the need for, location and size of Park & Rides are determined through a robust Transport Assessment and thorough site options appraisal. 9.3 As part of the Stage 2 Preferred Proposals consultation, the HPC project promoter proposed the development of a Park & Ride site on greenfield land at Mamsey Lane, to the west of Williton. Later on, as part of the „Update to and Proposed Changes to Preferred Proposals‟ consultation, the HPC project promoter presented an alternative site for the Park & Ride at the Smithyard Terminal, a brownfield lorry park site located midway between Williton and Watchet at the junction of the B3190 and B3191. 9.4 During both the HPC project promoter consultations and Councils‟ SPD consultation, community support has been expressed for the alternative proposal of a Park & Ride at Smithyard Terminal. This view is supported by West Somerset Council as the proposal aligns with the approaches in this SPD that advocate use of brownfield sites where possible and links with Local Plan policy that seeks to limit the environmental impacts of transport development.

Box 31 Approach to Williton Park & Ride For a temporary Park & Ride site in the vicinity of Williton to be acceptable, it should form part of a well evidenced and robust HPC project transport strategy and investment package. This should seek to prevent and otherwise minimise as far as possible adverse traffic impacts arising10 and contribute, wherever possible, to the achievement of wider transport objectives around Williton and along the A39 transport corridor. An objective for the transport strategy should be to minimise the area of greenfield land required for a Park & Ride site at Williton, although it will not be acceptable to simply under-provide spaces in order to achieve this. Should the need for a Park & Ride be demonstrated, the following criteria and guidance will apply:

At any site selected, the West Somerset Council would seek to work with the HPC project promoter to seek to ensure that adverse impacts, such as effects on landscape, biodiversity and residential amenity, are avoided or minimized.

10

As defined in more detail in the Somerset County Council „Transport and Development‟ policy document (March 2011), a key issue is the need to ensure that development proposals strive to achieve nil detriment („no worse off‟) to the highway network, for the opening year and appropriate agreed future horizon year or years.


78

To enable and encourage construction workers to travel to the Park & Ride by non-car modes of transport, safe and secure pedestrian and cycle route connections to Williton and other nearby settlements should be provided. The HPC project promoter should also investigate how access to the Park & Ride using existing bus services can be achieved.

Should the Mamsey Lane greenfield site to the west of Williton be progressed, the following additional criteria and guidance will apply:

A comprehensive approach to flood risk management for the site that also contributes to flood risk alleviation for the village will be expected. A strategy is expected to comprise sustainable urban drainage techniques and the improvement of flood channels.

The siting, layout and landscaping of the Park & Ride aligns with the emerging Core Strategy and Williton Masterplan and contributes, wherever possible, to the delivery of highways, flood risk management, utilities and community infrastructure.

The site at Mamsey Lane is considered to have high archaeological potential and as a result any development would have to be progressed in line with West Somerset Local Plan policy relating to areas of high archaeological potential.

9.5 Through the Williton masterplanning process it is expected that alternative legacy uses for the Park & Ride site at Mamsey Lane would be identified. These may include:

A park occupying a location close to the village centre, that may incorporate features (such as balancing ponds) that serve a flood risk management purpose for the village;

Sports facilities and playing fields (see section 6.5.2); and

A tourist picnic site with associated parking and welfare facilities. 9.6 If during the HPC project construction phase alternative legacy uses are not identified then reinstatement of the site to agricultural land will be expected.

Combwich Wharf 9.7 Combwich is a rural village located on the western bank of the River Parrett and within the parish of Otterhampton. The C182 road from Cannington to Hinkley Point passes close to the western side of the village. 9.8 Combwich is a settlement and port originating from Roman times. It has a small wharf that was extensively refurbished by the nuclear industry in the early 1990s and which is occasionally used to deliver Abnormal Indivisible Loads (AILs) such as large machinery to Hinkley Point. The Parrett estuary at Combwich forms part of the Severn Estuary SAC and SPA and Bridgwater Bay SSSI. The wharf area and port are encircled by residential properties to the north, west and southwest and the harbour is mainly used by the Combwich Motor Boat and Sailing Club and other leisure users.


79

9.9 Community facilities in the village include a public house, a shop/post office, a village hall and a church. It also hosts a primary school for the children of the village and surrounding area. To the south of Combwich is a fishing lake, called Combwich Pond, that was formed as a result of clay excavation. The site of the Steart Coastal Management Project, led by the Environment Agency, is located to the north of the village. 9.10 The HPC project promoter has identified Combwich Wharf and farmland to the south of Combwich Pond as sites for associated development. Proposals involve the refurbishment of the wharf to provide a reconfigured AIL berth and a new lifting berth for construction goods. Agricultural land to the south of the village would be developed to provide a laydown area for the storage of AILs and other construction goods delivered via the wharf. Sedgemoor District Council acknowledges that the ongoing operation of the wharf is important to allow for delivery of AILs to Hinkley Point and to help reduce long distance road transport. However, the Council is concerned about impacts on residential amenity, the potential for obstruction of leisure use of the wharf, the landscape impact of large scale storage uses within this rural setting and the siting of facilities within an area liable to flooding.

Box 32 Approach at Combwich Wharf To protect residential amenity and leisure use of the wharf, Sedgemoor District Council strongly recommends that use of the wharf for Abnormal Indivisible Loads (AILs) and water-borne freight movements is restricted in line with the following criteria:

Deliveries to the wharf are restricted to an agreed number of high tides per month occurring within reasonable operating hours (around 50% of high tides per month, which would apply to usage of 50% of 3.5m+ high tides), with scope for temporary periods of increased vessel movements when justified by operational circumstances.

Ship/barge movements, unloading operations and associated land vehicle movements should be restricted to reasonable working hours on weekdays and Saturdays11, with no operations on Sundays and Bank Holidays, to protect residential amenity. Temporary extensions of working hours may be acceptable where justified by operational circumstances.

Storage areas for water-borne AIL/freight deliveries of a scale proportionate to the acceptable frequency of deliveries should be located: firstly within the existing wharf development; or, where this is demonstrated to not be feasible, at a temporary storage area on greenfield land.

Staff welfare and office facilities proportionate to the wharf operation will be acceptable.

Design and management measures should be adopted to ensure that the integrity of the Severn Estuary SAC and SPA and the Bridgwater Bay SSSI is protected.

11

The benchmark for reasonable operational hours is considered to be 07:00 – 18:00 on weekdays and 07:00 – 13:00 on Saturdays, with no working on Sundays or Bank Holidays (see Amenity and Construction Working Hours section of SPD).


80

Other employment and transport land uses, such as manufacturing, road-freight storage or bus parking, will not be acceptable at Combwich. A sequential approach that takes account of flood risk, employment land policy, environmental factors and transport considerations should be taken to identify alternative locations and options. These should include:

use of a temporary jetty at the main site for water-borne construction goods deliveries; and/or

siting of employment, logistics and transport uses on previously-developed land at Hinkley Point and Bridgwater.

9.12 The approach seeks to restrict the extent of greenfield development at Combwich, but special operational circumstances may dictate that limited temporary development of agricultural land to the south of Combwich occurs. Should temporary development outside the existing operational area of the wharf come forward, reinstatement of the site to agricultural and/or agreed wildlife habitats will be the only acceptable legacy use for the site. A legacy plan should be agreed with the local community that accords with the current Parish or Neighbourhood Plan, with implementation secured through requirement or obligation. There may be scope for retention of small buildings for legacy use by the local community, which should be agreed through consultation with local residents and Otterhampton Parish Council. 9.13 The HPC project promoter should prepare a site plan for any development proposed at Combwich which should address the following criteria:

Landscaping, lighting design and the deployment of acoustic fencing should be used to limit the impacts of wharf construction and operation on residential amenity.

Landscaping should be designed to maintain accessibility, amenity, and the quality of views from the River Parrett Trail.

Landscaping and open spaces should link with surrounding features to serve multiple functions including flood risk mitigation, habitat enhancement, landscape protection and enhancement, and improvements to public access for recreation.

Opportunities for mitigation and compensation for the local community to maintain the quality of life and sustainability of the community, aligning with the Otterhampton Parish Plan and any Neighbourhood Plan that may be prepared in the future.

9.14 Figures 9.1 and 9.2 set out constraints and design principles that should inform proposals at Combwich.


81

Figure 9.1 Combwich Constraints Map


82

Figure 9.2 Combwich Design Principles


83

Cannington Park and Ride 9.15 Cannington is a rural village with a population of approximately 2,400, located to the west of Bridgwater at the junction of the A39 and the C182 road to Hinkley Point. The village has a good level of services, with facilities that include a primary school and pre-school, small shops, public houses, a village hall, a doctors‟ surgery and two churches. 9.16 Cannington Centre for Land-Based studies (part of Bridgwater College) is an important institution within the settlement, providing employment and maintaining recreational facilities such as the walled garden and golf course. Brymore School, a state boarding school with an agricultural specialism, is located on the western side of the village, with some boarding premises in the village itself. Yeo Valley Farms is a further important employer for the village, along with the Hinkley Point A and B stations. 9.17 The centre of Cannington is a designated as a conservation area which incorporates a number of listed buildings, including Cannington Court, No. 1 Fore Street and the Church of St Mary Parish Church. Overlooking Cannington from the northwest, Cannington Park comprises a forested hill containing two scheduled ancient monuments, an Iron Age/Roman British Settlement and an Iron Age hillfort, Cynwit Castle. 9.18 The Councils recognise that Park & Ride sites have the potential to assist in promoting more sustainable travel patterns to Hinkley Point, where the need for, location and size of facilities are determined through a robust Transport Assessment and thorough site options appraisal. If shown to be required, a Park & Ride at Cannington is likely to be located on greenfield land outside the settlement boundary of the Key Rural Settlement where development would normally be resisted. 9.19 The HPC project promoter has identified farmland to the south of Cannington, between the village centre and the A39 southern bypass, as the site for a proposed Park & Ride facility. This is intended to provide parking for construction workers accommodated in the surrounding rural areas, allowing onward transportation to the HPC site by bus. The area of land identified bounds the functional floodplain of Cannington Brook. In these circumstances, the development should comply with national policy in PPS25 and contribute towards a long term flood risk management solution for Cannington.

Box 33 Approach to Cannington Park & Ride For a temporary Park & Ride site at Cannington to be acceptable, it should form part of a well evidenced and robust HPC project transport strategy and investment package. This should seek to prevent where and otherwise minimise as far as possible adverse traffic impacts arising12 and contribute, wherever possible, to the achievement of wider transport objectives in Cannington and along the A39 transport corridor. An objective for the transport strategy should be to minimise the area of greenfield land required for a Park & Ride site at Cannington, although it will not be

12



84

acceptable to simply under-provide spaces in order to achieve this. Should the need for a Park & Ride be demonstrated, the following criteria and guidance will apply:

A comprehensive approach to flood risk management for the site that also contributes to flood risk alleviation for the village is sought. A strategy is expected to comprise sustainable urban drainage techniques and the improvement of flood channels.

A safe and secure pedestrian/cycle route connection to the village centre is secured, along with safe routes for pedestrians, cyclists and equestrians along the routes of the A39 and C182 providing links to Bridgwater and Combwich.

Legacy options for the site are considered with Cannington Parish Council, to meet local needs, and as an integral part of the long term development of the village and the wider area.

9.20 Sedgemoor District Council proposes to develop a village masterplan for Cannington, in consultation with the Parish Council and residents, that will inform an updated Parish Plan or Neighbourhood Plan. In relation to the site to the south of Cannington, as proposed by the HPC project promoter, legacy use options that could be considered through this process are:

a Green Travel Interchange hub for tourism;

a tourist picnic site with associated parking and welfare facilities;

car parking and travel planning for Bridgwater College Cannington Centre for Land-Based studies;

a community hall;

outdoor sports pitches (e.g. bowling green, cricket pitch, tennis courts, football pitch);

community woodland; and

enhanced public rights of way. 9.21 If during the HPC project construction, a legacy use is not identified by Sedgemoor District Council in consultation with the local community, then the reinstatement of the site to agricultural land should be undertaken. If the site is proposed to be reinstated then the HPC project promoter should retain any flood risk management and valuable wildlife habitats as may be installed by the promoter. 9.22 The HPC project promoter should seek to address the following criteria in their proposals for Park & Ride to the south of Cannington:

Landscaping, lighting design and the deployment of acoustic fencing and/or bunding should be used to limit the impacts of Park & Ride operation on Cannington Conservation Area and nearby residential properties.


85

Development should seek to enhance the Public Rights of Way Network, providing high quality cycling and walking links between locations including the village centre, Park & Ride, Brymore School, Yeo Valley site.

Landscaping and open spaces should link with surrounding features and aim to serve multiple functions including flood risk mitigation, habitat enhancement, landscape protection and enhancement, and improvements to public access for recreation.

Access to the Park & Ride should be located to enable, as far as possible, the safe and free flow of traffic along the A39. It should also be located to limit disturbance to residential properties and the Cannington Brook County Wildlife Site.

9.23 Figure 9.3 sets out constraints and opportunities that should inform development proposals for the site. Figure 9.3 Cannington Constraints & Opportunities


86

M5 Junction 23 – Dunball


87

9.24 The HPC project promoter has identified an area of land lying to the west of the Dunball A38/A39 roundabout at Junction 23 of the M5 as a potential site for a Park & Ride and freight management and logistics facility. 9.25 The topography of the site consists of flat, low-lying agricultural land, used primarily as grazing pasture for dairy cattle, with some small areas of arable (winter cereal) cultivation. Dunball Drove, a private lane, dissects the site and there are a number of agriculture drainage ditches present that run along field boundaries. 9.26 The site is bounded to the north east by the Vehicle Auction Centre and to the southeast by industrial premises at Bridgwater Business Park and Dunball Wharf on the River Parrett. The parcel of land between the proposed access road to the site and A38 benefits from planning permission for the relocation of Bowerings Animal Feeds Mill from the docks in Bridgwater. Agricultural fields separate the southern and western boundaries of the development site from the River Parrett, which flows in a westerly and then northerly direction past the site. 9.27 The nearest residential properties are located on Downend Crescent, approximately 230m from the site, to the east of the A38. A Motte & Bailey archaeological site, designated as a Scheduled Ancient Monument, is located to the northeast of the site on the opposite side of the A38. 9.28 The Bridgwater, Taunton and Wellington Future Transport Strategy identifies Park & Ride facilities at Junctions 23 and 24 as potential elements of an A38 Public Transport Corridor. However, outside the context of the HPC project, Park & Ride for Bridgwater is now only considered as a very long term policy associated with wider restrictions to movement and parking in the town centre. The Bridgwater Vision identifies Junction 23 and the A38 corridor as a strategic gateway into the town, and establishes the need for the environmental enhancement of the corridor. 9.29 The Councils recognise that Park & Ride sites and freight management facilities have the potential to assist in promoting more sustainable travel patterns to Hinkley Point, where the need for, location and size of Park & Rides are determined through a robust Transport Assessment and thorough site options appraisal. The Dunball site is located outside the defined settlement boundary for Bridgwater, where development would normally resisted, and the Bristol Road Corridor Employment Land allocation in the Core Strategy. It is also located within flood risk zone 3a. Nevertheless, Sedgemoor District Council acknowledges that this area of land is potentially suitable for the provision of a Park & Ride and freight management facility.

Box 34 Approach to Park & Ride and Freight Logistics / Storage at Dunball For a temporary Park & Ride and Freight Logistics facility to be acceptable, it should form part of a well evidenced and robust HPC project transport and freight strategy and investment package. This should seek to prevent and otherwise minimise as far as possible adverse traffic impacts arising13 and contribute to the achievement, wherever possible, of wider transport objectives in Bridgwater. Should the need for a

13



88

Park & Ride and/or freight logistics facility be demonstrated, the following criteria and guidance should apply:

The provision of a Park & Share facility for public use should be investigated with the County Council and Highways Agency, to help reduce long term parking at the side of the road around M5 Junction 23 where there are no welfare facilities.

Development at Dunball should contribute to delivering the design principles set out in the Bridgwater Vision for the North Bridgwater Green Gateway and the objectives of the Sedgemoor Green Infrastructure Strategy.

A detailed Flood Risk Assessment will be expected, showing the measures that will be set in place to limit flood risk on the site and reduce or prevent the worsening of flood risk elsewhere.

The development should seek to contribute towards an environmental enhancement scheme for Junction 23 and the A38 corridor.

Access should be retained for adjacent existing uses and consented employment sites (including potential site for Bowerings Mill relocation), and contributions made towards the improvement of utilities infrastructure in the area.

9.30 Part or all of the site could potentially be used for alternative development as a legacy, if approved during the construction stage of the HPC project in consultation with Somerset County Council and the Highways Agency: i. The provision of Park & Share facility should be trialled, either during the HPC construction phase where the facility forms part of the wider site proposal, or as a component of a legacy use of the Park & Ride facility. Assuming the trial is successful, the retention of the Park & Share facility will be supported as part of a legacy plan. If it is concluded that the Park & Share site is not required or financially viable in the long term, reinstatement of the site to agricultural land by the HPC project promoter will be expected. ii. Subject to further Somerset County Council assessment and operational viability, the option of trialling the operation of a Park & Ride site at Huntworth for public use following the release of the site after the construction stage of the HPC project may be pursued. The HPC promoter would be expected to provide any changes in access infrastructure needed to facilitate this legacy use. Permanent retention of all or part of the facility would be kept under review. If it is concluded that the Park & Ride site is not required or financially viable in the long term, reinstatement of the site to agricultural land will be expected. iii. It is acknowledged that land in this strategic location at the motorway junction may come under pressure for development and Sedgemoor District Council will consider planning applications for alternative legacy uses in the normal way, taking account of the planning policy context and all other material considerations at that time. A planning obligation or requirement should ensure reinstatement to greenfield land where any subsequent planning consent is not substantially implemented. iv. Legacy uses related to the delivery of the low carbon cluster for a permanent inward investor would be considered with regard to the local policy framework then in place and all other material considerations.


89

9.31 Retention of hardstandings and buildings on a speculative basis are not considered an acceptable legacy proposal. Therefore, if none of the four options set out above is considered to be acceptable then the site should be reinstated to a greenfield agricultural site following the construction phase of the HPC project, retaining any flood risk management and natural habitat where these have been provided by the HPC project promoter. 9.32 The HPC project promoter should seek to address the following criteria in their development proposals for a Park & Ride and freight management and logistics facility to the west of the Dunball roundabout:

Existing development in the area should not set a precedent for the design quality of future proposals, which should be aligned with the design principles set out in the Bridgwater Vision.

Landscaping, lighting design and the deployment of acoustic fencing and/or bunding should be used to limit the impacts of Park & Ride operation on residents in Down End, Pawlett and Chilton Trinity.

Development should seek to enhance the Public Rights of Way Network, providing high quality cycling and walking links between locations including Downend, the River Parrett Trail and along the A38.

Landscaping and open space should link with surrounding features and serve multiple functions including flood risk mitigation, habitat enhancement, landscape protection and enhancement, and improvements to public access for recreation.

Layout of the site should enable the proposed relocation of Bowerings Mill to adjacent land or an alternative business investor consistent with the Economic Masterplan and Bridgwater Vision objectives.

9.33 Figure 9.4 sets out design constraints and opportunities that should inform development proposals for the site. Figure 9.4 M5 Junction 23 Site Constraints and Opportunities


90


91

M5 Junction 24 – Huntworth 9.34 The Councils recognise that Park & Ride sites have the potential to assist in promoting more sustainable travel patterns to Hinkley Point, where the need for, location and size of Park & Rides are determined through a robust Transport Assessment and thorough site options appraisal. The Bridgwater, Taunton and Wellington Future Transport Strategy identifies a Park & Ride facility at the motorway junction as a potential element of an A38 Public Transport Corridor, with the facility located on a smaller piece of land already set aside for this purpose as part of the existing South Bridgwater housing development Section 106 agreement. This is described in the strategy as a „new park and bus site to the south of Bridgwater linked to future town centre pedestrian enhancements.‟ However, outside the context of the HPC project, Park & Ride for Bridgwater is now only considered as a very long term policy associated with wider restrictions to movement and parking in the town centre. 9.35 As part of the Stage 2 Preferred Proposals consultation, the HPC project promoter proposed the development of a Park & Ride and freight management facility on greenfield land to the southwest of the Huntworth A38 roundabout (the „Bridgwater Gateway‟ site). During July and August 2011, consultation was undertaken by the HPC project promoter on an alternative site to the northeast of the Huntworth roundabout, the brownfield „Somerfield‟ storage and distribution site. It is the view of Sedgemoor District Council that, on balance, the Somerfield site is the preferred location for the proposed Park & Ride and freight management facility as landscape and visual impacts would be reduced. The „Somerfield‟ site benefits from existing landscape embankments and mature planting and it is less prominent in views to and from the Quantock Hills AONB. 9.36 The topography of the Bridgwater Gateway greenfield site to the southwest of the roundabout, where development may still be proposed as an element of the HPC project proposals, consists of gently rolling agricultural land that offers vistas of the Quantock Hills AONB. There is a pronounced slope along the northwestern boundary of the proposed site where the higher land drops to the low lying land of Stock Moor. There are few trees within the site and where they do exist they are concentrated in a localized depression in the roll of the landform. Saved Local Plan policy designates the area as a Green Wedge outside the settlement boundary, a policy that aims to prevent the coalescence of North Petherton with the urban area of Bridgwater. 9.37 Taking account of the strategic location of the Bridgwater Gateway site at the motorway junction and low flood risk of the land, the Sedgemoor Core Strategy (Policy P1) identifies the site as a potential location for business and general industrial use, but with the land specifically reserved for employment uses that will support the HPC project. In accordance with the emerging Core Strategy policy, and to prevent ad hoc, speculative development in this location, Sedgemoor District Council has prepared a Bridgwater Gateway Design Principles document (approved March 2011). The Design Principles would be expected to inform any HPC project related development and guide legacy planning for this location. Any development on this site should provide a high quality landscape and architectural design in this „gateway‟ location that respects the semi-rural setting, protects residential amenity and contributes to Sedgemoor District Council‟s corporate and economic development objectives.


92

9.38 Both of the sites that have been identified by the HPC project promoter are located close to residential development in Bridgwater and in this context, protecting the residential amenity of nearby households with respect to light pollution and noise and vibration is a key concern. The Greenfield site at the Huntworth roundabout is also located close to properties in the village of North Petherton.

Box 35 Approach to Park & Ride and Freight Logistics / Storage at M5 Junction 24 For a temporary Park & Ride and freight logistics facility in the vicinity of Junction 24 of the M5 to be acceptable, it should form part of a well evidenced and robust HPC project transport and freight strategy and investment package. This should seek to prevent and otherwise minimise as far as possible adverse traffic impacts arising14 and contribute, wherever possible, to the achievement of wider transport objectives in Bridgwater. Should the need for a Park & Ride and/or freight management facility be demonstrated, the following criteria and guidance should apply:

Development at Huntworth should contribute to delivering the place-making objectives set out in the Bridgwater Vision, Bridgwater Gateway Design Principles document and Sedgemoor Green Infrastructure Strategy.

A detailed Flood Risk Assessment will be expected, showing the measures that will be set in place to limit flood risk and to reduce or prevent the worsening of flood risk elsewhere, including contributions to the strategic flood defence scheme.

Proposals contribute to the enhancement of the public realm and environment at Junction 24 and along the A38 corridor.

Any adverse impacts of the proposal on the operation of the nearby Huntworth Roundabout and M5 Junction 24 will need to be fully quantified and mitigated taking into account any committed development, to ensure effective continued operation of the road network.

9.39 Should proposals for the greenfield „Bridgwater Gateway‟ site be brought forward, part or all of the site could be used for alternative development as a legacy use in accordance with one of the following options, if approved during the construction stage of the HPC project in consultation with Somerset County Council and the Highways Agency: i. Subject to further Somerset County Council assessment and operational viability, the option of trialling the operation of a Park & Ride site at Huntworth for public use following the release of the site after the construction stage of the project may be pursued. The HPC promoter would be required to provide any changes in access infrastructure needed to facilitate this legacy use. Permanent retention of all or part of the facility would be kept under review. If it is concluded that the Park & Ride site is not required or financially viable in the long term, reconfiguration or redevelopment in line with the emerging Bridgwater Gateway Design Principles is expected.

14



93

ii. In relation to planning applications for alternative legacy uses, these will be considered taking into account the planning policy context and all other material considerations at that time. A planning obligation or requirement should ensure reinstatement to greenfield land where any subsequent planning consent is not substantially implemented. iii. Legacy uses related to the delivery of the low carbon cluster for a permanent inward investor would be considered with regard to the local policy framework then in place and all other material considerations. 9.40 Retention of hardstandings and buildings on the Bridgwater Gateway land on a speculative basis is not considered an acceptable legacy proposal. Therefore, if none of the options set out above is considered to be acceptable then the site should be reinstated to a greenfield agricultural site following the construction phase of the HPC project, retaining any flood risk management and natural habitat where these have been provided by the HPC project promoter. 9.41 The HPC project promoter should demonstrate how proposals integrate with the emerging Bridgwater Gateway Design Principles and any evolving masterplan for the area. A legacy plan for any area of temporary development that is proposed should be provided.


94

10. Planning Obligations and Community Benefits and Compensation Scheme 10.1 The Councils‟ objective is to ensure that the reasonable aspirations from within the community, the local authorities or other key stakeholders who have an interest in the Hinkley Point C project are reflected in legally enforceable measures that secure the potential positive effects associated with the project and mitigate and compensate for the harms that would arise. In accordance with the Planning Act 2008 and associated regulations and guidance, these measures and benefits would be delivered through planning permission conditions and planning obligations and Development Consent requirements and development consent obligations as appropriate. 10.2 The Councils will expect a comprehensive scheme of economic, community/social, environmental and safety measures to mitigate and compensate for the new and increased levels of impact and harm associated with the Hinkley Point C project that takes account of the needs of the communities of the two Council areas, as well as the needs and impacts of the Hinkley Point C workforce, which may include:

Protection of sites of international, national and local importance for landscape, ecology, geology, archaeology and built heritage, together with a range of measures that offset, mitigate and compensate for the residual environmental harm resulting from the project, including contributions to green infrastructure priorities. These should be consistent with relevant national and development plan policy.

Planning conditions or requirements specifying construction/operational working hours and management plans to ensure that disturbance to residents, businesses and wildlife is kept within acceptable limits. The Councils will also seek to retain Statutory Nuisance powers under the Environmental Protection Act 1990.

Identification of appropriate means for reducing, reusing, recycling or disposing of waste materials, including transportation of waste arising from construction activity where required.

Measures and / or contributions to address any negative impacts on Bridgwater and other settlements in the Councils‟ areas as places to live, work and learn, including public realm improvements and contributions to meeting strategic regeneration objectives.

Contributions towards cultural, education, leisure, recreation and religious facilities, services and facilities to meet project and local needs and promote social cohesion of affected nearby settlements, and where agreed, direct delivery of these facilities.

Specific measures to minimise crime and disorder and promote community safety, including active provision for the leisure time of workers (e.g. sport and recreation), the implementation of a Community Safety Action Plan, Code of Conduct for workers, and contributions towards the CCTV network.


95

Provision of adequate emergency service resources and resilience to cover the potential for increased incidents at the Hinkley Point site, on the transport network, and in the towns and villages hosting construction workers.

An employment and skills charter setting out investment in educational facilities, an employment brokerage, outreach initiatives, including community development and third sector support, which would improve the employment prospects of local people in West Somerset and Sedgemoor.

Provision of and contributions towards housing to mitigate and compensate for the impact on the affordable and rented housing stock and any other adverse impacts on the housing market.

A holistic approach to community health and well being, including preventative and responsive measures to improve the environment, provide opportunities for a healthy lifestyle and support delivery of high quality health care.

Provision of and funding for facilities for visitors and tourists to effectively manage visitors during the construction and operation of Hinkley Point C and to compensate for adverse effects on tourism, including potential negative perceptions relating to the project.

To engage the community and key stakeholders in the design, development and delivery of infrastructure, facilities, services and/or partnerships.

Measures to minimise carbon emissions and to enable local climate change mitigation and adaptation.

Provision of flood risk management measures and, where applicable, financial contributions towards strategic flood defence solutions and schemes.

Service level agreements to resource the Councils' involvement in the management and implementation of mitigation, for example through economic development, housing, environment and community services, the monitoring of project impacts and enforcement.

10.3 The Councils consider that the planning obligations for the project in its entirety (including the preliminary site preparation works, construction of the main site and off site works and for the operation and decommissioning phases) should themselves fully mitigate and compensate for the impacts and harm caused by the HPC project. The Councils will seek to agree sums for a Community Impact Mitigation Fund to mitigate and compensate for the impact and harm of the project across both Districts, and to administer such a Fund. 10.4 Furthermore outside of the planning process, the Councils are also seeking a Community Benefits and Compensation scheme and a Contractors Charitable Trust.

Box 36 Approach to Compensation and Mitigation The Councils will seek to ensure, wherever possible, that the Hinkley Point C project proposals avoid, minimise and mitigate (including, where appropriate, compensate for) adverse impacts during the construction, operation, decommissioning, and


96

restoration phases of the HPC development. The Council will seek to secure a comprehensive set of measures and benefits delivered through obligations, requirements and conditions that are consistent with national and local policy, advice and objectives as set out in this SPD, LDF documents and other strategies and policies of the Councils. The HPC project promoter should seek to agree with the Councils, in advance of the submission of a Development Consent Order and any planning applications for associated ancillary or other related development, the necessary legally enforceable measures to avoid, minimise and compensate for harm during the construction, operation, legacy transformation, decommissioning and restoration phases. Such obligations should recognise the importance of on-going monitoring of impacts and effects resulting from the HPC project. In such circumstances mitigation and compensation measures may need to be adjusted during the course of project delivery in order to off-set and deal with these impacts and effects. The compensation and mitigation should relate, whether directly or indirectly, actual or perceived, to the impact and harm of the project, including the potential for adverse impacts on the housing market (for both public and private assets), impacts on the image and environmental quality of the area, social impacts and adverse impact on community well-being, negative impacts on inward investment and tourism, and impacts on public health. The provision of facilities such as community infrastructure necessary to support the construction and operation of the project, which would not otherwise be provided, should also be expected. The HPC project promoter should engage effectively with local communities and the Councils, at the pre-application stage, and in accordance with the Councils‟ requirements in relation to community involvement, to identify appropriate compensation and mitigation for the adverse impacts and harm of the HPC project. Measures, projects and services to enhance the medium and long term well-being and sustainability of the communities affected including Shurton, Burton, Wick, Cockwood, Stogursey, Stolford, Steart, Stockland Bristol, Lilstock, Kilton, Stringston, Cannington, Combwich, Holford, Kilve, Nether Stowey, Bridgwater and Williton, will be encouraged.


97

Appendices: The Dillington Visions Appendix 1 - Economic Development To ensure that the HPC development acts as a key driver for the achievement of a more dynamic, entrepreneurial, inclusive and sustainable economy in Somerset and the wider region. Priorities for the vision:

Accelerate the move to a high value, knowledge based economy, including the growth of an emerging energy, environment and related technology business cluster.

Support a growing, highly skilled workforce which can underpin a more competitive and productive business base.

Provide opportunities and benefits for all communities, helping to narrow inequalities and target deprivation and worklessness.

Recognise the value of the natural environment and maintain the County‟s positive image as a visitor and investment destination.

Appendix 2 - Developing a Low Carbon Future To develop Somerset as a centre of excellence for low carbon use, with a strong business and educational reputation for low carbon and environmental technologies. Priorities for the vision:

Developing low carbon skills training in Somerset and creating a „green collar‟ workforce.

Developing a national reputation for Somerset as a centre of excellence for low carbon energy and resource management.

Developing a reputation as a centre of excellence in flood management and securing appropriate solutions for coastal flood management and the risk of tidal surge along the Somerset coast.

Building upon Somerset‟s existing reputation for excellence in waste management through securing appropriate and modern management solutions for waste from the nuclear new build that deliver environmental and economic benefits.

Building upon EDF‟s existing programmes to support homes and businesses to be low carbon.

Investigating the use of waste heat from the nuclear new build development to support sustainable business development.


98

Appendix 3 - Education, Employment and Skills To ensure the HPC development maximises employment and skills opportunities for local people, whilst inspiring young people to achieve and seek to follow careers in the science, technology, engineering and manufacturing sectors. Priorities for the vision:

To invest in education initiatives which will raise the aspirations of the young people in West Somerset, Sedgemoor and across the County to improve retention and increase participation.

To provide timely information on the workforce and their families, to support the management of any increase in the pupil population and impact linked to the HPC project.

To establish an employment brokerage that opens up access to employment opportunities to local people.

To support our community partners to tackle worklessness, by together, providing pathways that provide opportunities for skilling, which lead to sustainable employment.

To create a future workforce through the provision of apprenticeships and training opportunities in the construction supply chain.

To ensure that our supply chain partners recruit, train and inspire local people.

Appendix 4 - Community Wellbeing To generate community cohesion and support the delivery of strategic objectives by implementing a comprehensive scheme of community wellbeing and safety measures, that take account of the needs of the communities of West Somerset, Sedgemoor and Somerset as a whole, as well as the needs and impacts of the HPC workforce. Priorities for the vision:

A comprehensive package of preventative measures to encourage social cohesion and minimise crime and disorder, and make a positive contribution to high quality cultural, leisure and religious facilities, services and/or partnerships.

Adequate resilience and emergency service resources provided to cover the potential for increased incidents at the HPC site, and the transport network and in towns and villages hosting workers.

A holistic approach to community health and wellbeing, including preventative and responsive measures to improve the environment, provide opportunities for a healthy lifestyle, and support the delivery of high quality health care.

To engage the community in the design, development and delivery of facilities, services and/or partnerships.


99

Appendix 5 - Housing (Accommodation) To ensure that the Hinkley C development provides housing solutions that enable workers and their families to integrate into the community and are economically active at a local level, whilst making a positive contribution to the Councils‟ Housing Strategies and their wider strategic planning objectives. Priorities for the Vision:

To sensitively design and manage any on-site campus so that it has sustainable links into and with the community.

To work together to ensure effective local delivery of our shared aims to meet local and EDF housing needs, using the full suite of powers to enable delivery e.g. CPO.

To minimise the risk of local people being disadvantaged as a result of NNB, through robust mitigation proposals for the housing sector to maintain the current and planned affordable housing stock level and minimise impact on housing support services and voluntary advise services.

Or Ensuring the development does not adversely impact on the availability or affordability of housing and accommodation for the local community.

Work together to promote opportunities and leave a housing legacy that meets the needs of local people in a range of tenures that they can afford and in a way that supports rural sustainability.

To promote and deliver housing solutions that are to the agreed environmental and safety standards.

Town centre regeneration objectives will shape Hinkley C accommodation and associated strategies.