Wild Oak Lane, Trull
Wild Oak Lane, Trull
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Our case for planning permission
Our case for planning permission
We are aware of other planning application submissions and pre-application enquiries for new housing circulating in the parish, including major proposals adjacent College Way (Wain Estates), Broadlands, Staplehay (Burrington Estates) and Dipford Road (LVA). This proposal is very different, seeking small scale development for two local families. The proposals would bring a number of local benefits which are generally not delivered on smaller development schemes. It is vastly different to the major developments currently being promoted in Trull and would be subject to different planning policy tests and balance (judgement).
Whilst the site has been included in the Local Green Space designation, it is not part of Trull Meadow - it is currently privately owned and inaccessible to the general public. It does not reflect the reasons given for designating the Local Green Space within the Neighbourhood Plan.
Reviewing the planning policies affecting the site, it is considered that two houses within the existing building line would fall under the definition of appropriate development within the Local Green Space. Where required, very special circumstances could be shown to allow development to be acceptable in this location.
Moreover, the development would allow local families to remain in the area and deliver benefits far in excess of those usually found within developments of this minor scale. The scheme would set an incredibly high standard for any other proposals coming forward in the area. Planning permission would be granted on the basis that it is small-scale, housing local families, within the existing building line, and would significantly enhance the Local Green Space.
We have included safeguards within our proposals to give confidence that no further development will occur on land to the rear which is closer to Trull Meadow and outside of the existing building line.
Planning Policy Context
Planning Policy Context
Neighbourhood Plan Local Green Space
Neighbourhood Plan Local Green Space
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Trull Meadow Local Green Space
Trull Meadow Local Green Space
The land in question is within the existing building line at Wild Oak Lane. It is also within the boundary of land designated as Local Green Space in the Trull Neighbourhood Plan where development is “ruled out, other than in very special circumstances”. This Local Green Space designation is called Trull Meadow and is described in the Neighbourhood Plan as follows:
“Water meadow of several small fields enclosed with hedges and fences, close to the village centre, bounded on the east by the Sherford Stream, on the west by Wild Oak Lane, to the south by the parish allotments, and to the north by the houses of Queens Drive."
The Government’s National Planning Policy Framework (NPPF) requires policies for managing development within Local Green Spaces to be consistent with Green Belt policies. Although it is important to understand that Local Green Spaces and Green Belts are not designated for the same reasons, with separate “tests” applied to each. Local Green Spaces can be designated where the land is special to a local community and holds a particular local significance because of its beauty, historic significance, recreational value (including as a playing field), tranquillity or richness of its wildlife.
The local planning authority has confirmed that there was no specific assessment submitted to set out how each Local Green Space in the Neighbourhood Plan was arrived at. However, within the Neighbourhood Plan Trull Meadow is described as follows:
"A well-used public footpath with disabled access runs diagonally across it. Much used by dog-walkers and recreational walkers, it is particularly valued as a pedestrian off-road route to Taunton. It was where the parliamentary army camped overnight on its way to relieving the siege of Taunton during the Civil War. It was bought some years ago by Queen’s College for playing fields, but has never been used for that purpose.”
Therefore from the evidence within the Neighbourhood Plan and its examination the Local Green Space was specifically designated for its recreational and historic significance.
In terms of the national NPPF Green Belt policies, these do not rule out all development. Rather, the NPPF lists appropriate development which is permitted in Green Belts, and by virtue, Local Green Spaces. Development which does not fall within this list can only be granted planning permission in very special circumstances, judged on a case-by-case basis.
Other Development Plan policies
Other Development Plan policies
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Conservation Area and Green Wedge
Conservation Area and Green Wedge
The land is within the Haines Hill and Trull Conservation Area and the Council’s Green Wedge. The reasons for designating a Green Wedge are more closely aligned to those of the Green Belt and relate to avoiding coalescence of settlements. However, the policies governing both designations are not the same. Planning policies for development within the Green Wedge do not preclude development, and specifically set out criteria where development will be permitted on unallocated, greenfield sites. Likewise, development can occur within the Conservation Area provided that there is no substantial heritage harm. Where less than substantial heritage harm is identified, the public benefits of the proposal must outweigh this impact.
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Settlement boundary
Settlement boundary
The site is located outside but next to the designated settlement boundary for the Taunton Urban Area, of which Trull is a part. Properties immediately to the north and south of the site fall within the settlement boundary. The Taunton Urban Area is a strategic focus for housing and employment growth in Somerset.
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